Dallas’ Housing Future: Growth vs. Displacement
Dallas recently hosted its second annual housing summit, bringing together experts, city officials, and residents to tackle the city’s complex housing challenges. The central theme explored how Dallas can grow its housing supply to meet evolving needs without exacerbating displacement, a topic stirring both concern and hope within the community.
The Evolving Face of Dallas Households
A century ago, the typical family of four settled into a single-family home with spacious yards. Today, however, the average Dallas household consists of just two and a half residents, as noted by Alex Horowitz of the Pew Charitable Trusts. This shift highlights a significant mismatch between the city’s current housing stock, dominated by detached single-family homes, and the actual needs of its diverse population.
The Crucial “Missing Middle”
Dallas’ housing landscape is largely characterized by two extremes: sprawling single-family homes and large apartment complexes. Experts at the summit emphasized the need for a “missing middle” – housing types like townhomes, duplexes, accessory dwelling units (ADUs), and homes on smaller lots. These options are typically less expensive to construct and purchase, making them ideal for working professionals and addressing the growing affordability crisis. Currently, half of renters nationwide spend over a third of their income on rent, with a quarter dedicating over 50%, a trend Horowitz calls “not historically normal.”
Understanding the Displacement Crisis
The lack of affordable and appropriately sized housing has significant consequences, particularly for low-income residents. From 2017 to 2024, rents in the lowest-income neighborhoods rose 18 percentage points faster than in the highest-income areas. This often leads to a ripple effect: higher-income renters are pushed into middle-income neighborhoods, who then seek housing in low-income areas. The result? “Nowhere to go” for low-income renters, leading to increased displacement and homelessness. Horowitz highlighted Houston as a contrast, where a substantial increase in housing stock (33% more homes) helped retain its Black residents, unlike Chicago which lost a quarter of its Black population between 2000 and 2021. “There can be enough for everybody,” he asserted, suggesting that ample housing supply prevents those with fewer resources from losing out.
Dallas’ Path Forward: Reforms and Reservations
The city is actively working to modernize its approach to housing. Initiatives include the adoption of ForwardDallas, a comprehensive land-use guide, and the approval of parking reforms aimed at encouraging more walkable communities. City officials are also revisiting zoning codes that haven’t been substantially updated since the 1960s and 80s, periods when urban planning prioritized automobiles over diverse development. For example, land around the Forest Lane DART station, a prime location for mixed-use development, is currently restricted to only parking due to outdated zoning, effectively stifling potential growth.
Despite these efforts, the path is not without challenges. Fears of gentrification and a culture of distrust between city staff, neighborhoods, and developers persist. Gloria Ardilla, representing Dallas Free Press and Josephine Torres Cultural and Community Center, provided a crucial counterpoint, questioning the “just build more houses” approach. She cited the historic neighborhood of La Bajada, now overshadowed by Trinity Groves, as an example of displacement despite new construction. Ardilla advocates for preservation and community-led decision-making, emphasizing the need for intentional change to prevent unintended consequences. She stresses that housing experts must “meet in the middle,” balancing data-driven solutions with the lived experiences and historical context of affected communities.
Land Use vs. Tax Base Efficiency
The stark difference in tax contributions from various land uses in Dallas underscores the need for zoning reform:
| Housing Type | % of City Land Use | % of City Tax Base |
|---|---|---|
| Single-Family | 35% | 4% |
| Mixed-Use | 0.2% | 40% |
Frequently Asked Questions About Dallas Housing
- What is the “missing middle” in Dallas housing?
It refers to housing types like townhomes, duplexes, and accessory dwelling units (ADUs) that bridge the gap between single-family homes and large apartment complexes, often being more affordable and suitable for evolving household sizes. - Why is displacement a major concern in Dallas housing growth?
Displacement occurs when housing costs rise faster in lower-income areas, pushing vulnerable residents out as higher-income individuals seek more affordable options, leading to increased homelessness and unaffordable living situations. - How is Dallas trying to address its housing challenges?
The city is implementing initiatives such as the ForwardDallas land-use guide, approving parking reforms to encourage walkability, and actively revising its outdated zoning code to allow for more diverse and efficient housing development. - What is the community’s perspective on these housing changes?
While many support growth, community advocates like Gloria Ardilla stress the importance of preserving historic neighborhoods and ensuring residents have a strong voice in development decisions, learning from past instances of displacement.
Finding a balanced path for Dallas’ housing future requires acknowledging both data-driven strategies for supply and the deeply rooted community concerns about preservation and equitable growth. The conversation is ongoing, and residents’ active participation will be crucial in shaping a city where there truly is enough for everybody.
Dallas Housing Growth Without Displacement
