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Brandon Williams’ newest milestone is latest example of his growth with Mavericks
It seems like a match made in urban planning heaven. Most metro areas have an abundance of underperforming retail property, such as half-vacant shopping centers, and a shortage of housing that average Texans can afford. Turn that retail into housing, and voila, two problems solved at once.
But no complicated problem has such an easy fix. The North Texas growth juggernaut means that burgeoning exurbs need additional retail space even as dilapidated strip centers plague core cities and older suburbs. Some homeowners may fear and fight plans for new, higher-density housing near them, even when it replaces obsolete shopping centers.
Yet reinvigorating or repurposing underused commercial property can improve a neighborhood’s quality of life while also adding value to a city’s property tax base. That new revenue is especially important because state lawmakers have been keen to limit homeowners’ property taxes. Responsible city leaders need to grow other parts of the tax base just to keep up with the increasing cost of providing public services and maintaining aging infrastructure.
What North Texas needs is a variety of tactics to address these related issues: streamlined rezoning, public incentives to redevelop infrastructure, increased public education about budget issues, and a greater tolerance for change. Fading retail centers can be revitalized in ways that preserve their original use or transform them into something totally different, such as housing. It just takes determination, money and imagination.
Dallas-Fort Worth has about 200 million square feet of retail space, and it’s about 95% to 97% occupied, said Steve Zimmerman, managing director of the brokerage group at The Retail Connection. Colliers, a real estate services and investment management firm, reported in August that retail rents here have been rising about 4% annually. Those statistics suggest that retail space isn’t severely overbuilt.
But not all retail centers are full of high-performing, high-value businesses. Aging strip centers tend to attract vape shops, nail salons, pay-day lenders, check-cashers, doughnut shops and vacancies; their capacious parking lots remain mostly empty. Those underutilized properties don’t enhance nearby neighborhoods or the tax base as much as busy, attractive retail centers would.
Last year, the Texas Legislature created a new tool to help redevelop commercial properties. Known as Senate Bill 840, the law forces large cities in urban counties to allow multifamily and mixed-use residential development on commercial, office, warehouse or retail property without a zoning change.
SB 840 is meant to encourage developers to transform bleak, underperforming retail spaces into badly needed housing. For example, it might have prevented the fight over Pepper Square in Far North Dallas.
That shopping center languished while the developer and nearby residents sparred in a bitter and protracted rezoning dispute. It is a prime example of how local government processes and NIMBYism make it hard to redevelop in Dallas.
But implementing the new law has been more complicated than we’d hoped. For starters, some North Texas suburbs reworked their zoning code to try to sidestep the new rules.
Irving, for example, set an eight-story minimum height requirement for new multifamily or mixed-use residential development — much taller than what’s typical in the area. Frisco pulled a different trick. Senate Bill 840 exempts industrial areas, so Frisco changed its zoning code to permit heavy industry in commercial zones.
Market conditions also may be slowing commercial-to-residential redevelopment. Our newsroom colleague, Nick Wooten, reported in November that there is a temporary over-supply of apartments in Dallas, fueled by a construction boom and a stream of remote workers in the post-COVID years.
(Unfortunately, that oversupply hasn’t made rent much cheaper. Even if a lease is relatively inexpensive, there are plenty of added costs, like electricity and Wi-Fi. Plus, building managers often nickel-and-dime residents with mandatory fees for trash collection, parking lot security gates, parcel lockers, pets and on and on.)
The temporary situation doesn’t erase the region’s long-term shortage of lower-cost homes. We need SB 840 to work because we need a larger, more diverse stock of housing, including multifamily and townhomes, across the entire region. With a more generous supply of all types of homes, both rental and owned, housing costs should eventually decline.
Senate Bill 840 is only one strategy for remaking forlorn retail properties into something more useful and valuable. Some creative owners, managers and public officials have found ways to maintain a property’s retail orientation while adding unique experiences and features.
Carrollton updated design standards and established a “Retail Rehabilitation Performance Grant Program” to encourage property owners to reinvest in underutilized retail centers. One notable success: Carrollton Town Center, where occupancy had dipped to 20% more than a decade ago, according to a story in PM Magazine. Now it is a bustling, walkable, Asian-focused retail and restaurant destination.
Hillcrest Village in Far North Dallas is part of an entire block of aging retail along Arapaho Road. A public-private partnership transformed a parking lot into the “Hillcrest Village Green,” a 1.5-acre expanse of turf with a playground at one end. Restaurants with oversize patios overlook the city-owned greenspace.
Local developer Monte Anderson, a champion of “incremental redevelopment,” is remaking the Wheatland Plaza shopping center in Duncanville. He’s reworking interior spaces and reclaiming some of the parking lot for food trucks, new landscaping, and eventually, a dozen for-sale townhomes built with Dallas Area Habitat for Humanity.
Cities can speed retail redevelopment with small and large incentive programs. Retail properties typically don’t have the utility infrastructure needed for housing; grants and revolving, low-interest loan funds can help residential developers keep costs down so their end product is more affordable. Elected officials need to help constituents understand why most cities need denser, higher-value redevelopment to keep tax rates lower.
D-FW has matured into a metropolis with a vibrant, diversified economy. To accommodate population growth, cities can’t ignore languishing commercial property, or allow only one type of new housing, or permit property tax bases to stagnate. By tackling all three issues at once, they can lay the foundation for a more prosperous future.
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DALLAS – The warm and muggy weather will give way to much cooler temperatures in the Dallas-Fort Worth area over the next few days.
According to the FOX 4 Weather team, rain chances return on Thursday as a disturbance moves through the Plains.
The best chance for showers and storms will be north of Interstate 20. There’s a marginal risk for severe storms for the areas northwest of DFW and along the Red River.
A southwest wind will also keep things very warm throughout the day. Expect highs to climb into the upper 70s to 80s. Wind gusts may reach as high as 25 to 30 mph.
The next cold front swings through on Friday afternoon. Ahead of it, there are rain chances, especially southeast of DFW.
Behind this front, noticeably colder air moves in for the weekend. Expect lows in the 30s and afternoon highs in the 50s.
A slow warm-up is expected heading into early next week.
The Source: The information in this story comes from FOX 4 Weather Meteorologist Ali Turiano’s weather report.
Justin Sourdif gave Capitals fans one of the most fun individual efforts of the season, recording five points and scoring his first career hat trick against the Anaheim Ducks on Monday. Sourdif had fantastic chemistry with Connor McMichael and Ryan Leonard in their first game together.
Now the question becomes – Can the Young Guns 2.0 keep it up against a usually-stingy, defensively stout Dallas Stars team?
With Tom Wilson and Aliaksei Protas out again due to injury, Brett Leason will make his season debut with the Capitals. Meanwhile, Dylan McIlrath will remain in the lineup.
The Stars come into on a six-game losing streak. Casey DeSmith will start in goal over Jake Oettinger while the Capitals will counter with Logan Thompson.
Puck drop for today’s game is scheduled for a little after 7:00 pm. The game’s national and on TNT.
I’m dedicating my work tonight to Callie. I love you, my sweet girl. 💔
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Beauvillier
Strome
Ovechkin
McMichael
Sourdif
Leonard
Duchene
Johnston
Rantanen
Puck is dropped. McMichael-Sourdif-Leonard and Fehervary-Carlson get the start.
Ilya Lyubushkin to the box for holding Jakob Chychrun at 2:44.
Stars’ Radek Faska goes 1 on 3 shorthanded and scores after Logan Thompson loses sight of a rebound. WHAT WAS THAT.
SHG: Radek Faksa (2). Assists: E. Lindell (14). Time: 3:06
Back to the power play and… Justin Sourdif gets tossed from the faceoff dot, starts screaming at the official, Connor McMichael comes in, says something, and he gets an unsportsmanlike doncut penalty, killing the rest of the team’s power play. You can tell Carbery is fuming.
The two teams are now playing four-on-four.
Puck bounces over Dylan Strome’s stick on a wide-open net down low after a great setup by John Carlson.
Stars are outshooting the Capitals 5-0, 5:30 into the first period.
Apparently Beck Malenstyn has returned to the Capitals because one of the commentators said he just made a play. Lmao. No one on the Capitals even wears no. 47.
Sam Steel ailing and holding his left arm after a big hit by Ethen Frank.
At intermission: The Stars lead 1-0. The Caps didn’t really do anything in the first period. They were there. They existed. But that was about it. Shots on goal are 10-8 Dallas.
Puck is dropped.
Ilya Lyubushkin and Brandon Duhaime throwing punches at each other after the play at 1:12. Lyubushkin is going down the tunnel due to a cut on his nose.
John Carlson… just watching a pass through the paint to his man, no stick lift or anything, just chillin.
Goal: Sam Steel (7). Assists: T. Harley (14), M. Duchene (6). Time: 2:37
Ryan Leonard fakes a dump-in and almost scores with a crazy shot to the far side from center ice.
Brandon Duhaime and Ilya Lyubushkin drop the gloves right off a faceoff at 12:53. Duhaime punches Lyubushkin about 5 times hard in the back of the helmet. Hope his knuckles are doing okay. The Caps crowd is finally into it, though.
Logan Thompson stops Roope Hintz on a two-on-none breakaway after Nic Dowd fails to get the puck deep. Caps look awful.
Mikko Rantanen slashes Justin Sourdif at 15:55. Caps going back to the power play.
At intermission: The Stars lead 2-0. Dallas leads in shots on goal 20 to 13.
Puck is dropped.
Anthony Beauvillier takes it hard to the net, and gets two opportunities but can’t whack the puck through.
Nic Dowd to the box for hooking at 4:57. The Caps look awful. Just listless. Can’t get anything going. A lot of standing around.
4 shots by the Stars on the power play. Thompson keeping the Caps close.
McMichael ices the puck at the end of the kill.
Caps have one shot on goal through the first 7:03 of the third period.
Jason Robertson rips one hard off the post. Thompson is flopping all over the place to keep the puck out.
McMichael and Duchene trade opportunities down the wing off the rush.
Beauvillier sends a horrible pass backwards to Matt Roy in the defensive zone, turnover to the Stars’ Steel, and Wyatt Johnston scores easily in front of the net. YIKES.
Goal: Wyatt Johnston (24). Assists: S. Steel (9). Time: 2:37
Caps pull Thompson with 2:26 remaining. Why not?
Alex Ovechkin scores his 915th career goal via a one-timer at the top of the left circle.
Goal: Alex Ovechkin (18). Assists: J. Carlson (23), J. Chychrun (17). Time: 17:41
Capitals pull Thompson again.
Timeout Washington with 1:20 remaining.
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SACRAMENTO — The Mavericks were shorthanded the last time they fell to the Kings.
That fact remained true Tuesday night without P.J. Washington, but they brought reinforcements back to Sacramento with Anthony Davis and Brandon Williams, a duo that missed the last meeting at Golden 1 Center just 11 days ago.
When the Mavericks needed him most, Williams delivered. He drilled the go-ahead 3-pointer with 33.3 seconds left to help the Mavericks to a 100-98 win in front of a national audience.
“Just shot it with confidence,” Williams said. “I could kinda see it in Cooper’s eyes that he was gonna get off of it so I just had to be ready to shoot. Regardless of what my percentage says, I’m always ready to shoot.”
The Kings had three chances to take the lead following Williams’ clutch triple, but Dennis Schröder and Russell Westbrook went cold and missed 3-pointers. Sacramento regained hope when Naji Marshall missed a pair of free throws with eight seconds left, but DeMar DeRozan couldn’t convert on a running triple at the final buzzer.
It appeared as if rookie Cooper Flagg would be the one to save the day once he connected on a turnaround bank shot, but DeRozan temporarily stole the moment away from the Mavericks rookie by drilling a contested midrange jumper over the outstretched hands of Marshall.
The shot appeared to be the one for Sacramento to sandwich a five-game losing streak with another rare win. However, Williams’ shot proved to be the difference maker and the Mavericks escaped with their first road win since Dec. 1.
Williams entered the night shooting a career-worst 18.8% from beyond the arc. He only had three conversions out of his last 18 3-point attempts since Dec. 18, but he was relieved once he saw the ball snap through the net on his final attempt of the night.
“It’s been a minute since I hit a 3,” Williams said. “It kind of felt good for the ball to go in. It was like 30 seconds left so we had to finish the game out for me to really feel good.”
Dallas trailed by as many as 12 points, but rallied after halftime to force their 28th clutch game thanks to its 30-point third quarter.
Mavericks coach Jason Kidd pointed to turnovers and the Kings’ shotmaking ability as primary reasons why his team suffered a 113-107 loss on Dec. 27. It was a game that marked the Kings’ last victory, which was followed by six straight losses.
Dallas Mavericks forward Anthony Davis (3) yells back towards a group of fans after the Mavericks win over the Sacramento Kings in an NBA basketball game Tuesday, Jan. 6, 2026, in Sacramento, Calif.
Scott Marshall / AP
It appeared to be the same story for Tuesday’s defeat as Dallas coughed the ball up 17 times, which led to 19 points for Sacramento.
The Kings (8-29), who sit at the bottom of the Western Conference standings, aren’t the best team but for some reason they have the Mavericks’ number through the first two meetings of the season. Sacramento will visit American Airlines Center for the season finale on Feb. 26.
Tuesday marked the first of a three-game road trip for the Mavericks, who snapped their seven-game losing streak in opposing arenas.
The Mavericks were led by Flagg, who played through an injury scare and finished with 20 points, eight rebounds and six assists. Davis added 19 points and 16 rebounds. Williams added 18 points off the bench, but none were more important than his rare triple that gave the Mavericks the edge for good.
Flagg, who’s already one game shy of the 37 he played as a freshman at Duke, has been quite durable despite minor bumps and bruises throughout the season. That appeared to be in jeopardy in the third quarter when his left knee collided with the left knee of Kings forward Precious Achiuwa.
Dallas Mavericks forward Cooper Flagg lays on the court after suffering an injury to his knee against the Sacramento Kings during the second half of an NBA basketball game Tuesday, Jan. 6, 2026, in Sacramento, Calif.
Scott Marshall / AP
After going through a series of tests to assess the strength of his knee, Flagg returned to the game, which was the best case scenario for a Mavericks roster who’ve had more than their fair share of injuries this season. Washington missed Tuesday’s game with a right ankle sprain suffered in Saturday’s win over Houston. Flagg said his knee was a little swollen, but assured that “it’ll be alright.”
Davis provided a much-needed boost on the boards along with Daniel Gafford, who finished with a double-double of 10 points and 13 rebounds. Davis has seen his fair share of shooting struggles so he’s familiar with what Williams is going through this season, but he said a game-winner is a confidence booster.
“That’s when you find it,” Davis said. “Those are the shots that lead to carryover shooting and carry over confidence for the rest of the season, so even if he was lacking confidence, which we know that he doesn’t, plays like that…you find confidence in plays like that.”
The Mavericks will look to build on their momentum Thursday against the Utah Jazz. Williams also missed the last loss to the Jazz on Dec. 15, so he’s looking forward for the opportunity to avenge that loss as well.
On Twitter/X: @MikeACurtis2
Find more Mavericks coverage from The Dallas Morning News here.
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