South Central Austin Edition | July 2025

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South Central Austin Edition VOLUME 18, ISSUE 4 JULY 31AUG. 28, 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 cafe promoting “kindness”

Education Page 8 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 21

Learn more about slowing housing production

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About Community Impact

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

Gail Watson Account Executive Note to our readers:

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SOUTH CENTRAL AUSTIN EDITION

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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 La La Land Kind Cafe This is the first Austin location for the cafe, founded by Francois Reihani with a mission of normalizing kindness and hiring and mentoring foster youth. • Opened July 3 • 1400 S. Congress Ave., Ste A102, Austin • www.lalalandkindcafe.com 6 Brooms Matcha The new matcha shop is open on the weekends and serves hand-whisked matcha lattes. • Opened June 28 • 3005 S. Lamar Blvd., Ste. D-114B, Austin • Instagram: broomsmatcha 7 Texas Toast Brunch and Burgers The restaurant from Danny Romo offers breakfast and burger options, while the counter-service and bar serves tacos and other Mexican food items for lunch and dinner. The restaurant can also be found off Hudson Bend, and the new location is where Torchy’s Tacos was once housed before closing earlier this year. • Opened in June • 2801 Guadalupe St., Austin • www.facebook.com/texastoastbreakfastandburgers

AIRPORT BLVD.

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71 • 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. • Opened in June

2 East End Ballroom The restaurant, bar, cafe and event space serves coffee, cocktails and food all day. • Opened in June • 4715 E. Fifth St., Austin • www.eastendballroom.com

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8 Funky Sol Coffee The mobile coffee shop inside a renovated 1970s Airstream trailer is parked and serving customers at Bouldin Acres. The menu includes espresso drinks, tea, specialty drinks like the Ventura Highway energy drink and some breakfast food items. • Opened June 1

13 Neighbor Coffee & Friends The coffee trailer, also found at 5000 Burnet Road, Austin will open its second trailer at Austin Beer Garden Brewing. • Opening in September • 1305 W. Oltorf St. • www.neighborcoffee.co 14 Daruma Ramen The ramen shop, formerly located off East Sixth Street, is slated to reopen at The Goodwin apartment complex after closing its doors in 2020 due to the COVID-19 pandemic. The business is owned by Kayo and Takehiro Asazu, who also own Komé, Sa-Tén and Uroko, and Harry Chang. • Opening spring 2026 • 3706 Goodwin Ave., Austin • www.darumaramen.com

Coming soon

• 2027 S. Lamar Blvd., Austin • www.funkysolcoffee.com

Coming soon

9 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 10 Face Foundrié The national facial bar franchise 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 11 Limegreen Southeast Asian Grill The fast-casual Asian restaurant will open on the ground floor in high-rise The Castilian 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 12 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 • 310 E. Fifth St., Austin • www.skipjackoysteratx.com

18 Bird Bird Biscuit The concept’s third location in Austin will be off South Lamar Boulevard. Bird Bird Biscuit first opened in 2018, the eatery offers house-made buttermilk biscuits and biscuit sandwiches for breakfast and lunch. • Opening in Summer 2025 • 2121 S. Lamar Blvd., Ste. 110, Austin • www.birdbirdbiscuit.com

In the news

15 Easy Tiger The Austin bakery and beer garden temporarily closed its South Austin location for a remodel in early July, according to its website and social media. Easy Tiger at The Linc shopping center will remain open. • 3508 S. Lamar Blvd., Austin • www.easytigerusa.com 16 El Mercado The Tex-Mex restaurant will celebrate its 40th anniversary in August. El Mercado opened in the Bouldin Creek neighborhood in 1985 as a Mexican food market with a small kitchen. • 1302 S. First St., Austin • www.elmercadorestaurant.com 17 Viva Day + Med Spa The women-founded company is celebrating its 20th anniversary. The brand offers cosmetic injectables, laser treatments, advanced skin care services, massages and more.

Closings

19 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

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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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COMMUNITYIMPACT.COM

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

Travis County ood recovery continues 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.

SAM SCHAFFERCOMMUNITY IMPACT

SOUTH CENTRAL AUSTIN EDITION

Transportation

BY ELLE BENT & HALEY MCLEOD

3 183 North Mobility Project Project: The 183 North Mobility Project aims to improve mobility and reduce traffic congestion along US 183 between SH 45 North and MoPac. Update: The exit to Far West Boulevard from southbound Loop 1 will close to facilitate construction of operational improvements to the US 183 and MoPac interchange. • Timeline: closed July 20; estimated to stay closed through the end of 2025 • Cost: $612 million (total project) • Funding: Texas Department of Transportation, a federal loan and toll revenue bonds

Ongoing projects

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1 Airport Boulevard Corridor Project: Mobility and safety improvements are underway near Airport Boulevard from US 183 to North Lamar Boulevard. Update: Construction will progress from 51st Street southward to 45th Street along the western side of Airport Boulevard. Since July 10, westbound lanes on the north side of Bruning Avenue have been rerouted. Similar work and traffic changes will follow on the south side. • Timeline: Construction began in 2024 and should be complete within three months. • Cost: $3.8 million • Funding: 2016 Mobility Bond 2 South Lamar Boulevard Corridor: West Mary/Evergreen Roundabout Project: Mobility and safety improvements are coming to the intersection at West Mary Street and Evergreen Avenue. Update: The construction of a new roundabout and upgraded bicycle and pedestrian facilities will begin this August. • Timeline: construction to begin in August; completion estimated November

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4 Safe Routes to Schools Improvements Project: City of Austin’s Safe Routes to School Program is identifying projects to increase mobility safety. Update: New curb extensions, sidewalks, bikeways, protected intersections and more are complete near Anderson Mill Elementary, Grisham Middle Schools and Purple Sage Elementary. • Timeline: audit completed in 2019; construction completed in early 2025 • Cost: $929,000 • Funding: 2016 Mobility Bond, 2020 Bond

BRUNING AVE.

EILERS AVE.

EVERGREEN AVE.

• Cost: estimated $600,000 • Funding: 2016 Mobility Bond

MAP NOT TO SCALE N

COMMUNITYIMPACT.COM

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.

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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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HEAT SAFETY ON THE GO

Never leave a child or pet in a parked car.

Travel during cooler times of day when possible, and let your car cool down before driving long distances.

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COMMUNITYIMPACT.COM

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

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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

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Events

BY ELLE BENT & SARAH HERNANDEZ

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 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.

• Free • 710 W. César Chávez St., Austin • https://library.austintexas.gov

• 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) Ave., Austin (parade) • www.austinpride.org

• 810 Red River St., Austin • www.thedinnerdetective.com

August

‘Jesus Christ Superstar’ Summer Stock Austin’s production of Andrew Lloyd Webber and Tim Rice’s musical ‘Jesus Christ Superstar,’ will take place at the McCullough Theatre. • Aug. 1-10, times vary • $54+ (tickets) • 2390 Robert Dedman Drive, Austin • www.texasperformingarts.org/event/ summer-stock-austin-2025-jesus-christ-superstar 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.

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

Sickle Cell Blood Drive The Church of Christ at East Side will host a community sickle cell blood drive with the American Red Cross. Donors will be offered a gift card, and first-time donors a Red Cross t-shirt. Donors can schedule a time online with sponsor code coceastside. • Aug. 16, 10 a.m. - 3 p.m. • Free • 5701 E. Martin Luther King Jr. Blvd., Austin • www.redcrossblood.org 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

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

September

Music For The Mind Local nonprofit The SIMS Foundation will host this gala to celebrate 30 years of supporting mental health in Austin’s music community. The night will feature a three-course seated dinner, open bar, silent auction and a live music performance to be announced. • Sept. 10, 7-10 p.m. • Assembly Hall, 1121 E. Seventh St., Austin • $200-$250 (tickets) • www.simsfoundation.org

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

• 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: ‘Me- tropolis’ 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.

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COMMUNITYIMPACT.COM

Real estate

BY ELISABETH JIMENEZ

Home Edition

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 South 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 22. Thank you for reading and we hope you enjoy this year’s Home Edition.

What's inside

Learn more about revisions to an Austin building program (Page 19)

Elle Bent Editor ebent@ communityimpact.com

Check out how locals work to make homeownership attainable (Page 20)

Discover local resident market data (Page 24)

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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

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Real estate

BY BEN THOMPSON

Building program to be revised

The action taken

DB90 is viewed by some City Council members and advocates as a key affordability tool, and has been well-received for its potential to transform vacant property and create new workforce housing. It’s also fallen under regular public criticism for allowing more intensive development that doesn’t account for individual neighborhoods, and for dis- placement pressures tied to higher-end residences rising in lower-income areas. Mayor Kirk Watson acknowledged concerns this spring, saying DB90 had become an “unhappy experience.” Council supported a Watson proposal in June to create more “density tiers” for building programs, with varied height and affordability levels that could better fit different parts of town. The updates may also add redevelopment require- ments, like a one-to-one unit replacement policy.

submitted and approved since then. It rapidly became more popular than other multifamily options and about one-third of 2024 zoning applications in Austin were for DB90. DB90 generally requires 10%-12% of new housing to be affordable based on the local median family income. For properties on major streets, most ground floor square footage must also be set aside for retail. Cases approved so far could result in thousands of new apartments and condos around Austin including hundreds of income- restricted units.

An Austin development program that’s been both widely used and criticized since its creation last year is being revised, after city officials acknowledged unintended effects of some development under the policy. Austin has several bonus programs allowing the city to trade building allowances for public benefits in new construction. One, DB90, allows mixed-use projects up to 90 feet tall as long as they include a share of income- restricted housing. DB90 has drawn significant interest since its creation in early 2024 with dozens of rezonings

275

MOPAC

183

DB90 rezoning in Austin City officials have approved rezoning requests around Austin for mixed-use projects that include a share of income-restricted housing that can build up to 90 feet tall.

290

183 TOLL

The impact

E. MARTIN LUTHER KING JR BLVD.

360

Prominent opposition rose this spring from residents at West Austin’s Acacia Cliffs apartments, who rallied against redevelopment plans there. They argued their current housing, while dated, was naturally affordable compared to other options and that they’d be priced out by new construction. After several postponement efforts by local council member Marc Duchen, and citing uncertainties about resident impacts, officials unanimously signed off on DB90 zoning for the site in June.

CESAR CHAVEZ ST.

S. LAMAR BLVD.

MONTOPOLIS DR.

183

Approved by City Council Under review

290

W. STASSNEY LN.

MOPAC

NOTE: AS OF JULY 10, 2025 SOURCE: CITY OF AUSTIN/ COMMUNITY IMPACT

S. CONGRESS AVE.

MAP NOT TO SCALE N

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SOUTH CENTRAL AUSTIN EDITION

Real estate

BY HALEY MCLEOD

Habitat for Humanity ramps up affordable housing to meet demand

Also of note

According to Gerami, Austin Habitat has begun partnering with master-planned communities, helping developers meet incentive-based afford- ability requirements while making it possible for families—often priced out of areas like East Austin’s Whisper Valley—to move in. Residents are able to access amenities not typically found in traditional Habitat builds. Whisper Valley features community gardens, playgrounds, pools and more. Gerami said many communities included affordability commitments as part of their devel- opment agreements with the city over a decade ago. However, as those obligations come due, he said many developers are finding they lack the experience or infrastructure to deliver on them.

Affordable housing has long been a city-led priority in the Austin-area as home costs, property taxes and interest rates remain high. Austin Habitat for Humanity is helping bridge the city’s housing gap by delivering “missing middle” options for working families. In a single week this October, Habitat is set to deliver 25 new 1,400-square-foot homes. “Affordable ownership units are crucial because they provide opportunities for residents to build wealth through homeownership, especially in a market where housing prices are rising,” Austin Habitat for Humanity CEO Michele Anderson said.

Previously, the agency built around 25 homes a year. However, in 2025 that number is set to increase dramatically for the next several years. By the end of the year, Habitat expects to see 91 new homes built and roughly 100 homes per year afterward, said Wayne Gerami, chief operating officer at Austin Habitat. “We’re really ramping up,” Gerami said. These homes are designed to remain affordable long term by using efficient materials and limiting property taxes to the home’s resale-restricted value—not full market value—which saves families thousands of dollars annually.

Austin Habitat for Humanity homes

183

MOPAC

The takeaway

290

Third-party sale Habitat consulted homes Future builds Habitat for Humanity

Anderson said Austin Habitat is giving more than just a home to local families. Homeownership has been proven to increase many social determinants of health like stress, she said. The organization is actively seeking applicants for homes across the metro. Habitat for Humanity also provides free homebuyer and homeowner educational services, including money management, credit score improvement and more online.

COLORADO RIVER

130 TOLL

Represents total units in a development

183

Austin

Smithville

San Marcos

290

230

MOPAC

230

126

621

GAZLEY ST.

183

MAP NOT TO SCALE N

SOURCE: AUSTIN HABITAT FOR HUMANITY/COMMUNITY IMPACT

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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

SOUTH CENTRAL AUSTIN EDITION

Insurance costs climb as Austin faces frequent weather events From the cover

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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