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Austin, TX

Austin Built Housing. Then Rents Fell. – Davis Vanguard

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Austin Built Housing. Then Rents Fell. – Davis Vanguard



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AUSTIN, Texas — As cities across the country struggle with rising rents and worsening affordability, Austin is emerging as one of the clearest real-world examples of what happens when local governments allow substantially more housing to be built: prices begin to ease.

After years of steep rent increases driven by rapid population growth, Austin’s median rent fell more than 16% between 2021 and 2026, according to a new analysis highlighted by Pew and reported by Smart Cities Dive. During roughly the same period, the city added housing at a pace that far outstripped most of the nation.

Between 2015 and 2024, Austin expanded its housing stock by 120,000 units — a 30% increase. By comparison, overall U.S. housing growth during that span was 9%, according to the report. Median rent in Austin is now 4% lower than the national average.

The data arrive at a time when housing debates in California and elsewhere often center on whether more supply can actually lower costs. In Austin, multiple independent reports suggest the answer is yes — though not without limits or remaining affordability challenges.

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“Austin’s success serves as an important example of how regulatory barriers to building more housing are often varied and interconnected,” Pew’s report stated. “No single solution can solve a housing shortage, but Austin has taken multiple steps that have helped to unlock large amounts of housing supply in its market and reverse rent growth.”

Austin’s story did not begin with falling rents. It began with a boom.

The metro area’s population surged 33% from 2010 to 2020, creating intense demand for housing. During the prior decade, rents in Austin skyrocketed by nearly 93% from 2010 to 2019, according to the report. Then the COVID-19 era brought another wave of migration, strong job growth and additional upward pressure on prices.

But instead of freezing growth, Austin gradually changed its housing rules.

The city created a vertical mixed-use zoning category in 2007 that allowed more homes on sites while reducing minimum parking requirements by 60%. That policy alone led to more than 17,600 new units built or in progress as of 2024, according to Pew.

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In 2015, Austin also made it easier to build accessory dwelling units, often known as ADUs, granny flats or backyard homes. The city reduced minimum lot size mandates and cut parking requirements. Between 2015 and 2024, Austin permitted nearly 3,000 ADUs, dramatically exceeding prior rates.

Then, in 2023, Austin became the largest U.S. city to eliminate parking requirements for nearly every type of property citywide, another move intended to reduce construction barriers and costs.

The city also paired deregulation with direct affordability strategies, including density bonuses and hundreds of millions of dollars in municipal bonds used to acquire land for new housing construction.

The combined result was a surge in new apartments and more competition among landlords.

Texas Tribune reported that builders in the Austin region obtained permits for 957 apartments per 100,000 residents between 2021 and 2023, outpacing other major metropolitan regions. That construction wave sent tens of thousands of units onto the market.

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“When you introduce that many new apartments, your rental rates drop due to competition,” said Cindi Reed, director of MRI ApartmentData. “Supply and demand.”

That pressure has been visible across the market, not only in luxury buildings.

Pew found rents dropped 7% in apartment buildings with 50 or more units from 2023 to 2024 — the largest decline recorded in any large metro area. Rents in older, non-luxury buildings with lower-income renters fell about 11%.

Apartment List data cited by FOX 7 Austin similarly found Austin posted the fastest rent decline among comparably sized cities, with a 5.9% drop over the past year and a total decline of 20% from its 2022 peak.

The politics behind those changes also shifted.

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Texas Tribune reported that Austin voters elected more pro-housing City Council members as costs worsened and frustration mounted. Councilmember José “Chito” Vela said the city’s older assumptions about limiting construction had failed.

“We were working under the premise for a couple of decades here in Austin that if we did not allow new construction, that would help preserve neighborhoods and hold down costs,” Vela said. “That has just been objectively shown to be false, and that the contrary approach is true.”

That statement captures a central divide in housing politics nationally. Many communities have long believed restricting new development protects affordability or neighborhood character. Austin’s recent experience suggests those restrictions can instead intensify scarcity and push rents upward.

Still, Austin is not a utopia, and falling rents do not mean housing is suddenly affordable for everyone.

The typical asking rent in Austin was $1,645 as of December, according to Zillow data cited by Texas Tribune. That is below recent peaks but still above pre-pandemic levels. Overall rents remain about 17% higher than before the pandemic.

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Nearly half of renters in the Austin-Round Rock region remain cost-burdened, meaning they spend more than 30% of income on rent and utilities. Nearly a quarter spend at least half their income on housing and utilities, placing them in the severely cost-burdened category.

“Affordability has a technical definition, and it’s paying 30% or less of your income toward rent,” said Ben Martin, research director for Texas Housers. “And for many people in Austin, that was not the case before the pandemic, and it’s not the case now.”

Homeownership also remains difficult. According to the report, home prices in Austin have hovered above $500,000, and a household may need to earn more than $140,000 to afford a median-priced home in the region.

Falling rents do not erase deeper affordability problems. Austin shows that adding housing can ease price pressure, but it does not eliminate the need for subsidized affordable homes, stronger wages, tenant protections and other public policy tools.

Still, the city’s experience challenges a common assumption in housing politics: shortages do not improve when little gets built. Austin pursued multiple reforms at once, including zoning changes, parking reductions, ADU legalization, public financing for affordable housing and large-scale construction.

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The result of those policies was that, after a major increase in housing supply, rents moved down.

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Breaking News Housing

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Affordability Crisis Austin housing housing policy Housing Supply rent decline zoning reform





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Austin, TX

Texas State announces recipient of 4th annual Austin M. Salyer Community Service Award

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Texas State announces recipient of 4th annual Austin M. Salyer Community Service Award


Texas State University recognized Aiden Gonzales as the recipient of the Austin M. Salyer Community Service Award during the University Police Department’s (UPD) annual award ceremony on April 28.  

The honor celebrates the life and legacy of Austin Salyer, a Bobcat remembered for his commitment to service, integrity, and compassion.

Established in 2023 by the TXST UPD in partnership with Austin’s parents, Bonnie and Rodney Salyer, and the nonprofit Leave No Victim Behind, the award recognizes a student who embodies Salyer’s spirit of selflessness and dedication to others. The endowed scholarship provides $1,000 each year to support a student committed to making a meaningful impact in their community.

A junior majoring in criminal justice with a minor in military science, Salyer was an active member of Alpha Sigma Phi and the TXST Army ROTC. He aspired to serve as a U.S. Army officer and pursue a career in law enforcement. Salyer’s life was tragically cut short on September 16, 2021. His guiding principle, “Do the Right Thing,” continues to inspire the TXST community.

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The ceremony brought together university leaders, students, family members, and community partners to honor Gonzales and reflect on Salyer’s enduring legacy of service. 



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Austin, TX

Was Austin’s Barton Springs sacred to Indigenous people before Europeans showed up?

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Was Austin’s Barton Springs sacred to Indigenous people before Europeans showed up?


This story was originally part of KUT’s ATXplained Live show at Bass Concert Hall on October 29, 2025. Get tickets to our next show on May 21 here.

Anyone who knows me, knows I love Barton Springs. It feels like the water has magical properties. Even sacred properties.

So when Brendan Cavanagh asked about the it, I knew I needed to look into it.

“Why were the springs sacred before Uncle Billy showed up?” he asked. “And what was the Indigenous population’s relationship with them?”

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By Uncle Billy, he means William Barton, the man who laid claim to the springs in 1837 when he settled there with his family and the people he enslaved.

I assumed Brendan’s question came from a place of love for the springs and general curiosity. But when I talked to him about his question, he mentioned the White Shaman mural, a piece of rock art that sits in the desert about 220 miles west of Austin.  Archaeologists say the White Shaman was painted around 400 B.C. It’s really big — 26 feet long and 13 feet high.

Chester Leeds

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Witte Museum, San Antonio Texas

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The White Shaman Mural is located in the Lower Pecos Canyonlands Archeological district.

“I learned that the springs are actually part of that mural,” Cavanagh said. “Which was astonishing to me.”

Archeologists think the mural shows a creation story. But some people think it’s even more than that.  

Gary Perez is the chief of the  Coahuiltecan/Pakahua Nation. He has come to believe that it not only tells a creation story, but that it’s also an ancient map of Central Texas.

A pictograph on the mural shows a curved line with four matching symbols that look like knives with gray handles and white blades coming off of it at regular intervals.

A pictograph on the White Shaman Mural. It’s a curved line. Coming off of the line at regular intervals are four matching, symbols that look like knives with gray handles and white blades.

Chester Leeds

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/

Witte Museum, San Antonio, Texas

Some people believe this pictograph represents the four sacred springs of Central Texas.

Perez says that this pictograph represents four sacred springs: San Antonio Springs, San Marcos Springs, Comal Springs and Barton Springs. All of these springs are connected to the Edwards Aquifer, an underground network of caves and porous limestone.

Perez overlaid this part of the White Shaman mural out on a modern map with the help of a mapping expert.

“Then they did. And that was it,” Perez said. “Then we knew we were looking at a map for sure.”

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The part of the White Shaman mural that Gary Perez says depicts four Central Texas springs overlaid on a modern map of those springs.

Perez doesn’t think the White Shaman mural just a map, but also a calendar. He said it’s like the Mayan calendar, but for hunter-gatherers.

“These calendars exist everywhere, but this particular one is specific to Central Texas,” he said.

Perez sees the mural as a scientific tool.

There are people who agree with that interpretation of the White Shaman mural. But there are people who disagree, including Harry Shafer, a former curator of archeology at the Witte Museum, which manages the White Shaman site.

“We have a really good handle on the archeology of the Lower Pecos region and Central Texas,” Shafer said. “There’s no tie in Lower Pecos to Central Texas.”

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So does the White Shaman mural depict four springs in Central Texas — including Barton Springs? Depends on whose science you believe.

Ancient history

What we do know for sure is that people have lived around Barton Springs for millennia. The archaeological record at Barton Springs goes back 13,000 years.

People were drawn to the area for its abundant water and the plant and animal life. But the people who lived around the springs back then weren’t the same people who lived at the springs when William Barton arrived.

We don’t even know the names of these ancient peoples. Did they have a sacred relationship with the springs? Maybe. We may never know the exact details.

But we do know something about the Indigenous people who came later.

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In 1837, we know there were the Comanche, Tonkawa, Caddo, Lipan Apache and Coahuiltecan people in the area, among others. We know some of those people had a sacred relationship with the springs, but the accounts we have are from colonists.

These were all very different cultures who spoke different languages and believed different things.

By the time William Barton showed up, Europeans had already been in the area for 100 years. The Spanish had missions near Barton Springs in the 1700s. Their arrival brought sickness and death to the Indigenous population.

Barton lived in Austin during the Texas Republic, when many of the tribes that lived here were killed or forcibly removed.

Then, there were other ways that Native Americans were erased. At one point, a law was passed legally redesignating Native people as Mexican.

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This campaign to erase Indigenous people in Texas worked, at least in our collective imagination as a state.

“In Texas there’s this sort of as assumption there’s no more Indians here,” said Craig Campbell, an anthropology professor at the University of Texas at Austin. “When, in fact, we have this absolutely huge population of Indigenous people that rarely gets recognized.”

Texas has the fifth-largest population of Indigenous people in the country. According to the U.S. Census, there are over 700,000 people in Texas who identity, at least in part, as Indigenous.

Barton Springs are still sacred

Some modern-day Indigenous Texans have their own sacred relationship with Barton Springs. Every August, a group of mostly women makes a pilgrimage to the four sacred springs, led by Gary Perez’s wife, Matilde Torres.

A group of people stand by a spring. Many of them are wearing white. Some of them are holding staffs.
Every year a group makes a pilgrimage to the four sacred springs, ending at Barton Springs

At each site, they commune with the water and offer prayers. They start at San Antonio Springs at dawn and end up at Barton Springs in the afternoon.

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A woman dressed in white kneels next to a spring.  Her hand is open next to a yellow flower in the water.
A member of the pilgrimage makes an offering to Barton Springs.

Diana Dos Santos has gone on the pilgrimage for the last three years.

She said it’s a long day, but it doesn’t really feel long.

“The whole day feels like it just merges into a short moment,” she said. “It’s like the whole world — the past, the present, everything — just merges into one moment. And when you’re present there — with your prayer, with your medicine, with the other sisters — it’s incredible. It’s magical.”

Support for ATXplained comes from H-E-B. Sponsors do not influence KUT’s editorial decisions.

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Austin, TX

$767 million bond could be coming to Austin voters in November

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7 million bond could be coming to Austin voters in November


AUSTIN (KXAN) — After roughly a year and a half of work, the task force that’s been tapped to recommend a 2026 bond package to Austin City Council is out with its recommendations.

The task force has identified a package that would cost the city roughly $767 million and would tackle major projects in affordable housing, parks, transportation and flood mitigation.

It’s one of three options city council is expected to consider later this month. Another comes from a group of city council members who pitched a more than $400 million option that largely funds parks and recreation.

The third, a final proposal from city staff, is expected to be released later this month. Staff have already produced a draft proposal worth roughly $700 million.

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How much would these cost you? City staff previously said that for every $100 million in additional debt the city takes on, the average Austin homeowner will see their bill go up by $14.34 annually.

‘The needs … outstrip our debt capacity’

The city has identified far more needs than it can fund — with estimates ranging into the billions — while its bond capacity is only around $700 to $750 million.

The Bond Election Advisory Task Force (BEATF) set out to identify the most pressing of those unmet needs.

“The needs in our community outstrip our debt capacity. We have more needs, very deeply felt, than we can afford to do,” a member of the BEATF said during a Monday meeting.

In the end, the BEATF landed on a $766.5 million pitch with the following funding buckets:

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  • $200 million: Affordable housing
  • $175 million: Parks and open space
  • $106 million: Facilities (libraries, museums, the Austin animal center)
  • $25 million: Homeless Strategy Office (helping fund a new 1,200 bed shelter)
  • $147 million: Transportation
  • $113 million: Storm and flood mitigation infrastructure

You can find the full list of recommended projects here.

Council members pitch second option

Last month, Austin city council members asked the BEATF to consider an alternate option that would include a smaller bond in 2026 and potentially going back to voters in 2028.

In a message board post those council members pitched the following for a 2026 bond:

• $250-$260 million for parks projects, not including any maintenance facilities
• $50-$60 million for community facilities, such as libraries and cultural arts
• $75-$80 million for active transportation projects

“Should this option ultimately be pursued, we would then use the work of the BEATF and staff for the non-parks categories as the starting point for a 2028 bond discussion,” the council members said.

In the end the BEATF put together a second option — which is not their preferred option, but satisfies the ask from some council members — that would come in at $436 million.

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The breakdown is:

  • $225 million: Parks and open space
  • $106 million: Facilities
  • $25 million: Homeless Strategy Office
  • $80 million: Transportation

You can find the breakdown of that option here.



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