North Central Austin Edition | July 2025

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North Central Austin Edition VOLUME 18, ISSUE 4 AUG. 1 SEPT. 3, 2025

2025 Home Edition

Insurance costs climb as Austin faces frequent weather events

By Elisabeth Jimenez & Ben Thompson

Also in this issue

Impacts

Page 6

Read about a new agship for Gold’s Gym

Education Page 9 Learn about a turnaround plan for three AISD schools

Many Austin residents are faced with making home repairs after the May hailstorm. Though unaected by recent oods, insurance rates and repair costs have increased while Texas remains among the most expensive home insurance markets in the nation. (Courtesy City of Austin)

2025 Home Edition

Page 17

Learn more about slowing housing production

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Owners John and Jennifer Garrett launched Community Impact in 2005, and the company is still locally owned today with editions across Texas. Our mission is to provide trusted news and local information that everyone gets. Our vision is to build communities of informed citizens and thriving businesses through the collaboration of a passionate team. Our purpose is to be a light for our readers, customers, partners and each other by living out our core values of Faith, Passion, Quality, Innovation and Integrity.

Market leaders & metro team

Reporters Brittany Anderson Katlynn Fox Dacia Garcia Elisabeth Jimenez Anna Maness Haley McLeod Hannah Norton Brooke Sjoberg Ben Thompson Joel Valley Gracie Warhurst Chloe Young Graphic Designers Abbey Eckhardt Alissa Foss Abigail Jones Sabrina Musachia Karoline Pfeil Sam Schaer

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Elle Bent Editor

Minh Nguyen Joseph Veloz Managing Editor Darcy Sprague Product Manager Gloria Amareth Quality Desk Editor Adrian Gandara Austin Market President Travis Baker

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Note to our readers: Beginning this month, you’ll no longer see Texas Monthly content featured in Community Impact. We’re grateful for the partnership and proud to continue focusing on original, impactful reporting from our own CI journalists across Texas. As always, thank you for trusting us to keep you informed about what matters most in your community.

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Impacts North Central Austin

music curator Jacob Sciba. • Opened in June • 4715 E. Fifth St., Austin • www.eastendballroom.com

MOPAC

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3 Four Five Six The vintage lodge bar serves a variety of beers and cocktails with daily happy hours offered. The bar features pool tables and live music performances from various artists. • Opened June 5 • 1910 E. Cesar Chavez St., Austin • Instagram: @456atx 4 Jet’s Pizza The pizzeria offers Detroit-style pizza, wings, salads, calzones and desserts. There are six other Jet’s Pizza locations in the Austin-area, including Cedar Park, and according to the company’s website, another location soon to open off Burnet Road. • Opened June 10 • 827 W. 12th St., Austin • www.jetspizza.com 5 Gold’s Gym The national fitness center opened its new flagship after closing at 9101 Research Blvd., Austin. The opening coincided with the company’s 60th anniversary. The chain has 10 established locations in Austin, but the new 30,000 square foot facility features strength equipment, HIIT and functional training zones, a performance area, a recovery room, dry saunas and more. • Opened June 30 • 7301 Burnet Road, Austin • www.goldsgym.com 6 Ellicor The shop offers gifts sourced from Asia, including toys such as blind boxes, stationary and beauty products. Ellicor has six other Texas locations, and this is the brand’s first in Austin. • Opened June 28 • 6929 Airport Blvd., Ste. 175, Austin • www.ellicor.com

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• Opened in June • 632 N. Lamar Blvd., Austin • www.loveweld.com

Now open

1 Loveweld The permanent jewelry company has opened a new flagship studio, marking a relocation and expansion after five years on South Congress Avenue. Founded in 2020, the Austin-based brand specializes in custom jewelry made with 14-karat gold and sterling silver.

2 East End Ballroom The restaurant, bar, cafe and event space serves coffee, cocktails and food all day. East End Ballroom opened under the partnership of Brice Jones and Dustin Terry with Colter Peck serving as the culinary director and

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7 Roots Behavioral Health The holistic mental health clinic has expanded with a new location. Founded in 2016 by husband-and- wife Brent and Andrea Turnipseed, The family-owned clinic provides treatment options including psychiatry, psychotherapy, ketamine therapy and transcranial magnetic stimulation. • Opened in June • 3307 Northland Drive, Ste. 460, Austin • www.rootsbehavioralhealth.com

• 310 E. Fifth St., Austin • www.skipjackoysteratx.com

Coming soon

In the news

12 Viva Day + Med Spa The women-founded company is celebrating its 20th anniversary. Viva Day + Med Spa launched its first location with only eight employees in 2005. The company now operates four locations throughout Austin and Round Rock. The brand offers cosmetic injectables, laser treatments, advanced skin care services, massages and more.

Coming soon

8 Max’s Asian Bowls, Bao Tacos, Sushi The Asian eatery specializes in bowls, lettuce wraps, sushi and bao tacos. Max’s is planning a second location where Hi Hat Public House was once located. • Opening late July • 2121 E. Sixth St., Austin • https://beonelounge.wixsite.com/maxs 9 Face Foundrié National facial bar franchise Face Foundrié will open in Tarrytown this summer. The business offers a variety of skin care services including facials, sculpting facial massages, brow and lash services, customized skin care consultations and more. • Opening Aug. 8 • 2727 Exposition Blvd., Ste. 119, Austin • www.facefoundrie.com 10 Limegreen Southeast Asian Grill The fast-casual Asian restaurant will open on the ground floor in high-rise The Castilian off The Drag near The University of Texas at Austin. Limegreen offers build-your- own bowls, toasted banh mi sandwiches and pho. • Opening in August • 2323 San Antonio St., Austin • Website and phone number not yet available 11 Skipjack Oyster The new restaurant will replace Stella San Jac in The Westin Austin Downtown. Skipjack Oyster will offer “coastal Carolina cuisine,” oysters and wine pairings. • Opening this fall

• 1811 W. 35th St., Austin • www.vivadayspa.com

16 Counter Culture The vegetarian and vegan restaurant from Sue Davis will open a new brick-and-mortar in Windsor Park. The restaurant was previously located on East Cesar Chavez Street for 11 years until it shuttered at the end of 2022 and more recently operated out of a food truck at Tweedy’s Bar. • Opening this fall • 5810 Berkman Drive, Austin • www.countercultureaustin.com

13 Genuine Joe Coffeehouse The coffee shop from owner Josh Brown celebrated 20 years of business in June. In February, the cafe moved to its current location in partnership with Russell’s Bakery after the longstanding location on West Anderson Lane was forced to close after the property was sold. • 2525 W. Anderson Lane, Ste. 270, Austin • www.genuinejoecoffee.com 14 Sue Patrick For the last 50 years, Sue Patrick has offered clothing for men, women and children. The store carries several local brands and features Texas-themed styles and gifts. • 5222 Burnet Road, Ste. 150, Austin • www.suepatrick.com

17 Modern Animal The veterinary clinic’s North Austin location closed after opening in December. The clinic’s staff moved to the business’s other two locations in Mueller and South Lamar. The veterinary office offers membership plans which provide clients with free exams, on- demand video consultations, 24/7 chat and phone support and more. • Closed July 18

Closings

15 Milky Way Shakes The food truck, which served vegan milkshakes with coconut and almond bases, announced its closure on social media. According to the post, the closure is due to the “challenging economic climate.” • Closed July 13 • 2334 E. Cesar Chavez St., Austin • www.milkywayshakes.com

• 5118 Burnet Road, Austin • www.modernanimal.com

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Government

BY HALEY MCLEOD & BEN THOMPSON

Austin proposes record budget, tax election likely

Ocials consider less food truck regulations Food truck permitting, and related revenue collections totaling hundreds of thousands of dollars in Travis County, will soon shift from local to state oversight. The breakdown State legislators and advocates said House Bill 2844, signed by Gov. Greg Abbott this spring, will ease burdens on small busi- nesses. Once in eect next July, food truck licensing and regulation will fall under state health departments rather than local agen- cies like Austin Public Health. Food trucks will also no longer be required to operate out of a central location as of September, and local governments will be prevented from enforcing any rules conicting with the law. The shift in oversight could also lead to slower responses to violations or illness out- breaks, APH sta said, as local ocials can act more quickly when problems arise. The state plans to hire 20 inspectors to monitor around 12,000 food trucks across Texas. “Get ready for more salmonella and more problems,” commissioner Brigid Shea said.

City Manager T.C. Broadnax proposed a $6.3 billion scal year 2025-26 budget in July, including a $1.48 billion general fund for pub- lic-facing services. The big picture Broadnax’s budget is supported by a 10% tax rate increase. The city estimated the “typical” resident— with a median-valued home and standard service usage—can expect a combined 4.9% cost increase from taxes, utility charges and fees. While Broadnax’s budget is balanced for the next two scal years, city ocials have signaled they’ll likely ask voters to raise taxes further this fall given projected future shortfalls, and the loss or expiration of various federal dollars. With decits still projected by the late 2020s, a higher tax rate could support additional spending and avoid cuts to community and council priorities. “Austin still needs investment to be successful. We still need high-quality services to have a high quality of life,” Mayor Kirk Watson said in a newsletter. Some context Under a 2019 state law, a TRE is required if cities seek to raise more than 3.5% in added property tax revenue for operations year-over-year. The pro- posed FY 2025-26 budget falls under that cap, while any higher tax rate would move the city to seek voter approval. Council members have been preparing for a TRE since earlier this year, setting a formal policy this spring to guide the process while limiting such elections to once every four years. If one is called this fall it’d be Austin’s rst for general city spending purposes; voters approved a TRE in 2020 specically

The breakdown Austin’s proposed general fund covers most city services used by residents.

Public safety (police, forensics, re, EMS) 65.61%

14.53% Parks, libraries

Public health, homelessness, social services 9.83%

Transfers/other 3.36% 2.5% Municipal court

1.72% Housing and planning

1.69% Animal services

0.75% Arts, culture, music, entertainment

SOURCE: CITY OF AUSTINCOMMUNITY IMPACT

for the Project Connect transit system that remains in development. “We’re going through uncharted waters, to a large extent. Ultimately, I think tax rate elections will have to become almost a political feature of Texas in the future,” council member Chito Vela said. What’s next City Council is now reviewing the spending plan and will approve a nal budget with amendments aimed at their priorities mid-August. Austin’s scal years start in October.

Travis County Impact

540 food truck permits in Travis County Annual revenue losses under HB 2844 Austin Public Health: $635K Travis County: $145K

SOURCE: TRAVIS COUNTYCOMMUNITY IMPACT

Flood recovery in Travis County to continue County commissioners extended a local disaster declaration this month after deadly ooding left uprooted trees, wrecked homes and washed up debris across parts of Northwest Travis County over the Fourth of July weekend. “This is going to be a long recovery,” commis- sioner Ann Howard said. The overview Several deaths and missing persons were con- rmed. As of July 14, damages are standing around

$73 million with that number expected to continue climbing, a county spokesperson said. Moving forward Travis County has opened a temporary two-way low-water crossing next to the damaged Sandy Creek Bridge to support debris removal and reconnect the community. Restrictions remain in place including a burn ban through Aug. 5 and limited recreational access to parts of Lake Travis due to ood hazards.

Several roads in Northwest Travis County were left impassable after intense ooding.

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COMMUNITYIMPACT.COM

Education

BY CHLOE YOUNG

Turnaround plans approved for 3 schools Three Austin ISD middle schools—Burnet, Dobie and Webb—will receive new principals, teachers and curriculum next school year as the district works to improve student performance. The details In May, AISD announced it would offer up to $20,000 in stipends to incentivize high-perform- ing educators to teach at the schools. According to AISD data, 61% of Burnet teachers were invited to return, followed by 47% of Webb teachers and 16% of teachers at Dobie. AISD will track student progress at these campuses through additional testing, including an interim STAAR test in the fall. If testing shows performance has not improved, the district may consider partnering with a charter school to manage these schools beginning in the 2026-27 school year.

AISD adopts $1.58B operating budget Austin ISD has adopted a $1.58 billion operating budget with a $19.7 million shortfall for fiscal year 2025-26. The details The district reduced its initial shortfall projection of $127 million after proposing $44 million in budget reduction strategies, including $9 million in additional state fund- ing following the 2025 legislative session. AISD staff anticipated paying $715.5 million in property taxes back to the state through a process known as recapture and save $15.3 million in vacant positions. A home with an average taxable value of $576,644 would have $4,040 in property tax in FY 2025-26 based on a tax rate of $0.9253 per $100 valuation, according to AISD officials. This would be a $317 tax reduction.

The plan Each campus will receive the following $1.7 million in changes: Five 70-minute periods per school day instead of four 90-minute blocks Extended school days for students and staff with after-school enrichment Literacy and math taught every day instead of every other day Nine additional full-time employees, including teachers, assistant principals, counselors, instructional coaches and content interventionists

Additional professional development and training for teachers and administrators

SOURCE: AUSTIN ISD/COMMUNITY IMPACT

Quote of note “We can 1,000% do this,” AISD superintendent Matias Segura said regarding the plans. “We got to this plan... at these campuses with feedback we got from the community. This is not the easiest path to break the accountability chain. We feel strongly that this could be very successful.”

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Transportation

BY HALEY MCLEOD & BEN THOMPSON

South MoPac toll expansion set as priority The Central Texas Regional Mobility Authority approved a list of priority projects—including the MoPac South toll extension—as part of its five-year capital improvement plan and budget for fiscal year 2025-26. The action taken Outlined in the general fund allocations, the Mobility Authority included design and engineer- ing funding for: • MoPac South express lanes at $3.69 million • Ronald Reagan managed lanes at $1 million • 183A Toll added capacity at $1.27 million • 290E extension at $7.5 million Things to consider The toll agency has faced criticism in the past for its claims about the amount of time commuters

Changes to lanes could reduce crashes A resident transportation advisory body suggested tightening lane widths on some of the city’s busiest roads, with the intent of reducing speeds and crashes along the corridors. The big picture Members of the Urban Transportation Commission unanimously voted July 1 to lower Austin’s recommended lane widths in the city’s street design guidebook. Commission Vice Chair Spencer Schum- acher said the proposal was based on findings by the National Association of City Transportation Officials and research from Johns Hopkins University pointing to the benefits of narrower roads. He also said less room for vehicle travel could also leave more room for new public amenities.

MoPac South

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save by the construction of an express lane. Regional traffic studies indicate there is a roughly five-minute difference in travel time should nothing be done to the current structure of MoPac, called the no-build option. Board members also approved an agreement with the Center for Transportation Research at The University of Texas at Austin to provide independent peer review of a new traffic analysis studying the modifications to traffic patterns in the downtown area adjacent to the northern limits of the MoPac South project.

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Real estate Home Edition

BY ELISABETH JIMENEZ

2025

Readers, welcome to your annual Community Impact Home Edition! This annual guide features news from key real estate trends to tips on buying a home for the rst time. All of the stories included in this guide are compiled by our team of local journalists. The goal of this guide, published every July, is to bring readers vital information about home ownership and real estate in North Central Austin. Our cover story this month ties into our Home Edition. Reporters Elisabeth Jimenez and Ben Thompson explore the rising cost of homeowner’s insurance, and how factors such as weather events continue to play a role. Did you know that home insurance costs in Texas remain among the highest in the United States? Find out more about the why and what homeowners need to know on page 18. Thank you for reading and we hope you enjoy this year’s Home Edition.

What's inside

Learn more about the HOME initiative's progress a year later (Page 15)

Elle Bent Editor ebent@ communityimpact.com

Check out a tips from a local realtor’s on buying your rst home (Page 16)

Discover local resident market data (Page 21)

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Locals turn to regenerative agriculture in times of drought

the space between them, Topiwala said. During rain events, water will rush through the swales and feed into the berms, hydrating the soil. Hays County resident and permaculturalist Annie Spade said incorporating native plant species can be benecial for the landscape. She encourages experi- menting with dierent plants to see what works best for an individual’s home. “That’s the beautiful thing about native plants— they will naturalize,” she said. “They will just live in the places that work for them.” The bigger picture Despite recent rainfall, drought conditions are projected to persist for at least the next three months, according to the U.S. Drought Monitor. Topiwala said regenerative agriculture is one easy way to positively impact a stressed environment. “There’s things that we can do at home that will have amazing impacts on the microclimate of your local environment,” he said.

Despite recent rainfall, the U.S. Drought Monitor is projecting drought for the next three months as of July 21. Locals are working to rehydrate the land through practices such as regenerative agriculture. The background Regenerative agriculture focuses on restoring the environment by promoting biodiversity and rebuild- ing soil, said Kiran Topiwala, owner at Nurture Nature Regenerative Landscaping. Similar to xeriscaping—a landscaping approach focusing specically on water conservation through planting native, drought-tolerant species—regener- ative agriculture takes the practice a step further by “being proactive in the restoration of the environ- ment,” Topiwala said. How it works People can incorporate regenerative agriculture into their homes through “low tech” systems such as berms, or raised gardening mounds; and swales,

The setup

Regenerative agriculture can be done at home and helps rehydrate plants.

Berm: raised mound to improve drainage

SOURCE: NURTURE NATURE REGENERATIVE LANDSCAPING COMMUNITY IMPACT

Swale: collects runo to go back into the ground

Drought-tolerant plants

The following plants are perennial, drought- tolerant and deer-resistant. For sunlit areas For shaded areas

• Flame acanthus • Mistflower • Lantana • Skeleton-leaf goldeneye

• Turks cap • Chili pequin • Beautyberry

SOURCE: PERMACULTURALIST ANNIE SPADECOMMUNITY IMPACT

NORTH CENTRAL AUSTIN EDITION

Real estate

BY ELISABETH JIMENEZ

BY BEN THOMPSON

Residents in neighborhoods and housing subdi- visions can occasionally see, or even vote on, the creation of special districts to provide additional services and resources such as utilities, public safety improvements and sidewalks. While some special districts have overlapping characteristics, these special districts can vary in terms of respon- sibilities, regulation and fees. The details Special districts can include homeowners associations, or HOAs; municipal utility districts, or MUDs; property improvement districts, or PIDs; and tax increment financing districts, or TIFs. Each district is created with a goal to provide specific services to a housing division, according to a report from title company Austin Title. HOAs, MUDs and more explained

Hundreds of units rising under HOME

HOME’s allowances for denser housing in Austin neighborhoods are being used around the city. The initiative

Differences between HOAs, MUDs, PIDs and TIFs Established by property owner petition to city or county Established by real estate developer Established by city/county legislation on behalf of city/county, not property owners Regulates and manages shared areas such as gardens, parks, courtyards Develops infrastructure such as landscaping, sidewalks, roadways, etc. Provides utilities such as water, sewer, stormwater drainage Funded through additional dues, assessments or fees paid by homeowners Funded through increased tax revenues paid into special fund Utilizes voter-approved bond funds

HOA MUD PID TIF

Almost 800 new residences have been proposed citywide under the Home Ownership for Mid- dle-income Empowerment, or HOME, initiative after more than a year in effect. The overview Under the two-part program, multiple housing units can now be built on single-family lots and individual homes can go on smaller lots. More than 400 applications for multi-unit con- struction under HOME were filed as of mid-May, with the majority new builds. HOME was meant to encourage preservation of older housing as well, but only five projects have taken advantage. The approach HOME was one of the most contested policy changes in recent years. Many residents sup- ported easing restrictions to allow more varied and potentially less costly housing. Others worried it’d increase real estate speculation and

redevelopment, disrupting neighborhoods and spurring gentrification. A city task force formed to find ways to help low- and moderate-income homeowners use HOME released its first recommendations this spring, and new reporting is expected this summer. Staff suggested new public education about HOME, expanding the city’s displacement navigation assistance, and launching new financial education and homeowner protection programs. Staff said that work would cost $100,000, to be considered during budgeting this summer. A required one-year impact report due in Febru- ary has yet to be released. It’s currently being final- ized without a confirmed release date. A review of an “equity overlay” pushed for by some opponents to limit HOME’s effects in displacement-risk areas is also still in progress while development under the program continues. That study is expected to be complete this fall.

Lot boundary

Phase 1 (Multiple dwelling units

Phase 2 (Smaller lots for one unit)

allows up to three dwelling units on a single-family zoned property 796 new units proposed

allows the development of single units on smaller lots

Oversight from TCEQ, initial board selected by TCEQ Oversight from board elected by property owners Oversight from city or county

20 small lot projects proposed

417 multi-unit residential applications, 336 approved

NOTE: RULES, REGULATIONS AND SERVICES MAY VARY BY DISTRICT.

SOURCE: AUSTIN TITLE/COMMUNITY IMPACT

SOURCE: CITY OF AUSTIN/COMMUNITY IMPACT

ARBORETUM 10515 N Mopac Expy (512) 342-6893

HIGHLAND 5775 Airport Blvd (512) 366-8300

NORTH LAMAR 914 North Lamar (512) 214-6665

Real estate

BY HALEY MCLEOD & ELLE BENT

Q&A: Austin realtor shares tips on buying a rst home Buying a house for the rst time can be daunting. Community Impact spoke with Justin Coeld, a Real- tor based in Southwest Austin, to discuss key things rst-time homebuyers should know. This interview has been edited for length and clarity. Read the full interview on www.communityimpact.com. What’s the rst step a rst-time homebuyer should take before looking at homes? down payment, but dicult to do. If a rst-time homebuyer can save a minimum of 3.5% of pur- chase price and closing costs, that’s a great starting place. Sometimes money can be negotiated from a seller to help cover things like closing costs, repairs or a mortgage rate buy-down. How competitive is the Austin-area market for entry-level homes?

COURTESY JUSTIN COFIELD

Consult with a trusted Realtor and connect with a lender to discuss options and a timeline. These will be great team members for you in buying a home. Any experienced Realtor should have several lenders that they work with and can recommend. Nothing happens without a plan, and the earlier you can get with a trusted Realtor to make a plan, the smoother things will go. How much should buyers budget for things beyond the down payment, like inspections or closing costs? Twenty percent down is always amazing as a

The current market is fairly competitive for entry level homes, but there are currently lots of options. Austin has a tremendous inventory, and buyers have almost too many choices. There are a lot of sellers willing to make deals to sell their home right now. What should rst-time buyers prioritize in a home search? Priorities in a homes search should include location, schools and development because they all aect resale value. You want the home to t where you want to live, but these factors denitely aect

resale as well. Condition is a factor but can always be mitigated, meaning you can always x broken things and do “add value” projects to a home to increase its value or resale appeal. Proximity to groceries, restaurants, development and schools are all great factors in choosing a home. Watch out for things like railroad tracks, ight paths and being too close to undesirable commercial development like a tire shop, waste facility or nightclubs.

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COMMUNITYIMPACT.COM

Real estate

BY BEN THOMPSON

Austin-area housing production slows

A closer look

Whitaker also pointed to some caution on the buyers’ side after years of median price increases and high interest rates. Whitaker and Hughes both noted that buyers may be able to get some financial help when buy- ing new builds through larger developers, which are offering deals like interest rate buydowns to make purchases more affordable in an uncertain time—for now. “We might be in that scenario for a while longer, but the second the market shifts, we were behind on homes already and there’ll be a lot more buy- ers, and you’re going to see some prices go up and things get harder to come by again,” Hughes said.

on starts, but they’re doing it in a much more thoughtful and healthy way.” Taylor Jackson, CEO of the Home Builders Association of Greater Austin, said builders are facing challenges like limited natural resources, land and infrastructure needed to support more new homes. Another factor influencing the pace of new construction, she said, is the rising costs of local regulations and development fees. “As far as housing starts right now, we are seeing quite a bit of increases in impact fees by cities,” Jackson said. “That will definitely also slow development.” April Whitaker, Austin division president with homebuilder Taylor Morrison, said developers are responding to a peak in housing supply for the region. “You’re probably seeing a slight contraction in starts just to help offset what’s already an oversupply in the market right now,” she said. “We’ve pulled back slightly where it makes sense. We want to be good stewards of the market and not put too much to market.”

Central Texas has seen several years of declining housing production after experiencing a residential building boom from the 2010s through the peak of the COVID-19 pandemic. The number of new housing permitted across the Austin-Round Rock-San Marcos metro peaked in 2021 with more than 50,000 units added, according to U.S. Census Bureau data. Since then, the region has seen annual declines in new construction, including both single- family homes and apartment complexes. Building activity hasn’t completely halted, though, with tens of thousands of units still coming online across Central Texas so far this decade. Keith Hughes, vice president of sales with the real estate research firm Zonda, said builders learned during the Great Recession of the 2000s that new development shouldn’t ever grind to a stop even if market conditions change. “They were building like mad and trying to find locations, and there was a run-up on land and homes and home prices and all the things that came with that [through the early 2020s],” he said. “So builders have cut back

One more thing

The Austin area is seeing a greater drop- off in new home additions than elsewhere in Texas. From 2023 to 2024, the Austin metro saw a slight decrease in the number of single-family permits. On the other hand, the Dallas-Fort Worth, Houston and San Antonio regions all saw growth—with the latter tracking the highest gains. “It really does come down to economic development,” Jackson said. “San Antonio is doing a great job of recruiting new companies, and part of that is because San Antonio’s more affordable to live in and more affordable to build in.”

Central Texas development downturn Since peaking in the early 2020s, the Austin metro is seeing fewer new housing permits each year.

Total

1 unit

2-4 units

5+ units

60K

50,907

50K

Measuring metros The Austin region recently saw a greater drop-off in new single-family home permits than Texas’ other most populous areas.

42,362

42,264

38,773

40K

32,294

32,037

30,035

Houston metro San Antonio metro

Austin metro Dallas metro

30K

26.16%

20K

30%

11,620

20%

10K

10%

-0.59%

2018 2019 2020 2021

2022

2023

2024 2025*

Single-family home permits

SOURCE: U.S. CENSUS BUREAU/COMMUNITY IMPACT *THROUGH MAY

SOURCE: U.S. CENSUS BUREAU/COMMUNITY IMPACT

NORTH CENTRAL AUSTIN EDITION

From the cover

Insurance costs climb as Austin faces frequent weather events

Climate breakdown

Current situation

Homeowners insurance costs in Austin

National Oceanic and Atmospheric Administra- tion data shows 20 disaster events in Texas that cost a total of about $200 billion in 2024, adjusted for collateral protection insurance. With more frequent weather events, insurers are adjusting rates to maintain profitability.

Households with a mortgage Households without a mortgage

Home insurance costs in Texas remain among the highest in the U.S., in part given the state’s prevalence of natural disasters. Mark Friedlander, Insurance Information Institute senior media relations director, said Texas has led the nation in billion-dollar loss events with more than 170 since the 1980s—several of which have hit Central Texas, including the 2021 and 2023 winter storms, May hailstorm and July flooding. Coupled with a growing population, and the resulting increase in homes needing coverage, Texas insurers are facing more risk than ever. Friedlander said severe local events cause more “catastrophe losses” than larger events. Scott Wade, consultant with Austin’s Birdcreek Roofing, said those factors and others are causing area residents to see rising repair costs, especially for roofs.

80K

60K

40K

Combined losses for Texas insurers During major weather events, a Texas Coalition for Affordable Insurance Solutions report shows insurers face an increase in combined loss ratios.

20K

Combined loss ratio

Break-even point

Overall loss

2015

90.4%

Annual cost

124% 2016 - Record hail and flood damage 2017 - Hurricanes Harvey and Irma, record hail and flood damage

Top 10 states for median annual home insurance costs

117.5%

Homes with a mortgage

Homes without a mortgage

2018

Rank

Annual cost

80.5%

Florida

$2,273 $2,140 $2,041 $1,974 $1,957 $1,814 $1,773 $1,625 $1,598 $1,538

Colorado Nebraska

$1,706 $1,656 $1,503 $1,456 $1,442 $1,408 $1,405 $1,403 $1,368 $1,364

2019

2 3 4 5 6 7 8 9

Louisiana Oklahoma Colorado

102%

Kansas

Oklahoma

91.6% 2020 - Severe hail storms 141.3% 2021 - Winter Storm Uri

Texas

Florida

Nebraska

Minnesota

Kansas

Massachusetts

Mississippi Minnesota

Texas

2022

Rhode Island Connecticut

90.9%

Rhode Island

2023

104.9%

SOURCES: U.S. CENSUS BUREAU, 2023 AMERICAN COMMUNITY SURVEY 1-YEAR ESTIMATES/COMMUNITY IMPACT

SOURCES: TEXAS COALITION FOR AFFORDABLE INSURANCE SOLUTIONS, TEXAS DEPARTMENT OF INSURANCE/COMMUNITY IMPACT

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Insurers respond

A closer look

Insurance resources Friedlander and Wade both recommended all homeowners secure flood insurance, regardless of perceived risk. Wade also said residents should: Use insurance brokers to secure best pricing Contact insurers to negotiate lower premiums Seek free storm damage consultations before filing a claim Be aware of impacts of lower monthly premiums, rising deductibles Residents can confirm where their property sits in relation to local floodplains at: https://maps.austintexas.gov/floodpro More information on FEMA’s National Flood Insurance Program, including flood safety tips and insurance policy quotes, is available at: www.floodsmart.gov

Insurance companies can find it difficult to find the “sweet spot” of setting insurance rates due to the state’s range and frequency of weather disasters, said Beaman Floyd, legislative counsel for TCAIS. Insurers have to charge rates in which the com- pany will break even, though ideally at a rate which results in a profit, he said. By current numbers, insurers are meeting at or below the break-even point, taking on greater losses, he said. Insurance companies are seeing more violent and more frequent storms, leading to increased losses, he said. Floyd said that in response to increased risk, insurers are responding in the following ways: • Offering more affordable premiums for higher deductibles • Raising rates • Incentivizing loss reduction, such as having impact resistant roofs, for discounted rates Some insurers are leaving the state due to significant losses, he said.

Even before July’s deadly floods, experts urged homeowners to consider adding flood insurance to their standard policies. In a region known as “flash flood alley,” Wade said the extra protection can be key even in areas that don’t regularly flood—espe- cially in relation to other weather impacts, like the hailstorm leaving damage from melting ice that’s not covered without flood insurance. After the city recently improved its rating under a Federal Emergency Management Agency insurance program, local flood policies are now eligible for a 25% discount. A new city pilot program aimed at helping lower-income homeowners pay for insurance also launched earlier this year.

SOURCES: CITY OF AUSTIN, FEDERAL EMERGENCY MANAGEMENT AGENCY/ COMMUNITY IMPACT

Looking ahead

Friedlander said homeowners are seeing high costs for other reasons as well. One, he said, is attorneys increasingly advising against settlements, leading insurers to end up in court more often. He also noted more expensive construction materials and supply chain disruptions have led to roughly 20% annual jumps for insurance premiums in 2023 and 2024 that are unlikely to slow down. Floyd said building weather-resilient homes is a major key to ensuring both insurance affordability for customers and stable profitability for insurance companies.

“The patterns of loss that we’re seeing indicate that the loss will continue unless we build better structures. Resilience is really the direction that we need to go.” BEAMAN FLOYD, LEGISLATIVE COUNSEL FOR THE TEXAS COALITION FOR AFFORDABLE INSURANCE SOLUTIONS

Austin-area residents faced home damages after a hailstorm in late May.

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NORTH CENTRAL AUSTIN EDITION

THE My ATX Water PROGRAM Austin Water launched a new smart water meter program called My ATX Water across the city. This program involves upgrading traditional water meters to digital ones connected to a wireless network. Along with this, a new customer portal is being introduced, offering near real- time water use information, leak alerts, emergency notifications, water conservation tips, and customizable features.

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Type your account number and zip code into this website: austintx.watersmart.com

Locate your account number. You can find this either on your utilities bill or call COA Utilities Customer Care 512-494-9400

Fill out your user profile and start saving!

austinwater.org

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Real estate

About 6% more homes sold in the Central Austin market in June 2025 compared to June 2024, with 10 of the market’s 12 ZIP codes seeing increases, according to Unlock MLS data. Residential market data

Homes sold

+57.14%

+45.45%

+29.41%

+10.53%

+0.04%

+11.11%

78701

78702

78703

78704

78705

78722

June 2024

June 2025

-24.24%

+41.67%

+75%

+37.5%

+3.03%

78705 78751 78752 78756

78757

78731

290

360

78723

78731

78751

78752

78756

78757

78723

78703

78701

78722

78702

78704

Median home sales price

290

183

June

2024

2025

MOPAC

$1,000,000 $866,000 $1,572,000 $775,000 $338,653 $710,000 $552,009 $905,000 $582,500 $400,000 $880,000 $630,000

$809,500 $661,250 $1,458,000 $875,000 $352,858 $686,750 $550,000 $1,323,000 $599,900 $315,000 $820,000 $699,500

78701 78702 78703 78704 78705 78722 78723 78731 78751 78752 78756 78757

South Central Austin

June

2024

2025

514 486

New listings

232 246

Closed sales

Homes under contract

239 235

Homes sold by price point

June 2025

Average days on market

$900,000+

-2.9%

-10.2%

+14.29%

+97.06%

-56.76%

$700,000-$899,999

$500,000-$699,999

$300,000-$499,999

78701

78702

78703

78704

78705

78722

<$299,999

+77.5%

+12.82%

-40.54%

-41.77%

-16.67%

-43.55%

MARKET DATA PROVIDED BY AUSTIN BOARD OF REALTORS AND UNLOCK MLS 5124547636 WWW.ABOR.COM

78723

78731

78751

78752

78756

78757

NORTH CENTRAL AUSTIN EDITION

Dining

BY SARAH HERNANDEZ

Soupleaf Hot Pot shares Chinese cooking Since 2022, Soupleaf Hot Pot has shared the culture and hospitality of Chinese dining. A family aair Jin Lin and her family opened Soupleaf three years ago. At the time, Nelson Lin, co-owner and one of Jin’s sons said Soupleaf was the only hot pot place in Austin. Hot pot is a cooking method in which food is cooked in boiling broth at one’s table. Lin said an easy way to think about it is as “Chinese fondue.” “The food is way fresher, comes right out to you, and you get to know what you put in your bowl,” Lin said. What’s next The Lin family will be opening an all-you-can- eat soup and salad concept, Soup and Leaves, in Plaza 183 next year.

Patrons order their choice of broth and meats at the table before choosing extras from the buet.

Soupleaf oers a variety of meats, seafood, veggies, noodles and more for customers to cook at their table.

SARAH HERNANDEZCOMMUNITY IMPACT

ELLE BENTCOMMUNITY IMPACT

AIRPORT BLVD.

183

6929 Airport Blvd., Austin www.soupleaotpot.com

Nelson (left) and Nick Lin own and operate Soupleaf with their mother, Jun Lin.

SARAH HERNANDEZCOMMUNITY IMPACT

COMMUNITYIMPACT.COM

Events

BY ELLE BENT & SARAH HERNANDEZ

Beat 4 Beat 10th Anniversary Local nonprofit Beat 4 Beat will celebrate 10 years of empowering youth through music at Meanwhile Brewing. The event will feature a silent auction in addition to live performances by local Austin artists Nakia, Deer Fellow and DJ Jensen. • Aug. 16, 6-9 p.m. • Free • 3901 Promontory Point Drive, Austin • www.beat4beat.org Gambler Days The Austin Gamblers, the city’s professional bull riding team, will compete against other teams in the league over three days at the Moody Center. • Aug. 22-24 7:45 p.m. (Friday); 6:45 p.m. (Saturday); 1:45 p.m. (Sunday) • Ticket prices vary • 2001 Robert Dedman Drive, Austin • www.pbr.com/tours/team-series/2025/austin-tx Pride Parade & Festival This year’s Pride theme is “Silence=Death,” encouraging the community to raise their voices “in protest, in celebration, and in unity.” There will be games and carnival rides, vendor booths, food and drinks. The parade is free to attend and will start at the Texas State Capitol. • Aug. 23, 11 a.m.-6 p.m. • $10-$20 (tickets); free for children under 6 • Fiesta Gardens, 2101 Jesse Segovia St., Austin (festival); Texas State Capitol Building, 1100 Congress The Dinner Detective True Crime Murder Mystery Dinner Show Solve a murder mystery as you dine. Each ticket includes entry to the show, along with dinner, waitstaff gratuity and more. Actors in the show are not in costume, and hide within the audience to make the experience interactive. • Aug. 23 & Sept. 13, 6 - 9 p.m. • $70+ (tickets) • 810 Red River St., Austin • www.thedinnerdetective.com Ave., Austin (parade) • www.austinpride.org

August

Blues on the Green Austin’s longest-running free concert series will return to Zilker Metropolitan Park. The two-day weekend event is family- and pet-friendly.

• Aug. 5-6, 7 p.m. • Free (admission)

• 2100 Barton Springs Road, Austin • www.kgsr.com/blues-on-the-green

Silent Film Screening with Live Score: ‘Metropolis’ The Austin Central Library will host a screening of the 1972 silent film, ‘Metropolis’, as Austin musician David DiDonato performs the score live. • Aug. 9, 2:30-5 p.m. • Free POP Cats Austin 2025 The POP Cats convention will have all things cat- related for attendees’ furry friends. There will be a gaming zone, a cat art exhibit, cat coloring activities, a permanent and temporary cat tattoo parlor and more. The Austin Humane Society and other local organizations will be in attendance with adoptable cats. • Aug. 16-17, 11 a.m.-5 p.m. (Saturday); 11 a.m.-4 p.m. (Sunday) • $15-$28 (admission) • 900 Barton Springs Road, Austin • www.popcats.co 7th Annual Abbey Lights Up COTA Gala This gala, taking place at the Circuit of the Americas, will be hosted by Chet Garner and feature auctions, a champagne wall and entertainment including from country music artist Rick Trevino. The gala will support the Abigail E. Keller Foundation, a nonprofit organization supporting medically fragile children. • Aug. 16, 5-10 p.m. • $325 (tickets) • 9201 Circuit of the Americas Blvd., Del Valle • www.aekellerfoundation.org/ abbey-lights-up-cota-gala • 710 W. Cesar Chavez St., Austin • https://library.austintexas.gov

The Blanton Museum of Art’s Summer Dance Series: The Two-Step Edition The museum’s Summer Dance Series returns for the second year highlighting a different dance style with lessons and live music throughout the summer. August’s edition is two-step. • Aug. 9, 10 a.m.-8p.m. • Free-$20 (tickets) • 200 E. Martin Luther King Jr. Blvd., Austin • www.blantonmuseum.org

The Front Festival Future Front Texas will present its annual independent music, film and art showcase over Labor Day Weekend

at iconic venues across Austin. • Aug. 28-31, daily times vary • $10-$50 (tickets) • Locations vary • www.thefrontfest.com

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