Housing, Zoning and Growth
Zoning decides what can be built where, from single-family homes to apartments. Texas passed new laws in 2025 that make it easier to build housing in big cities. In smaller suburbs, most of these decisions still rest with the city council.
The basics
Zoning is a set of local rules that divides a city into areas for homes, shops, offices or industry, and sets lot sizes and building heights. It shapes traffic, school crowding, home prices and a town's character.
The debate is about supply and neighborhoods. One side says strict zoning limits supply and pushes prices up. The other says dense development strains roads and schools and changes neighborhoods residents chose on purpose.
In 2025, the Legislature passed Senate Bill 840. It lets developers build apartments and mixed-use projects on land zoned for office, commercial, retail, warehouse or mixed use without a zoning change, but only in cities over 150,000 people that are at least partly in counties over 300,000. It does not apply to heavy industrial zones, land within 1,000 feet of heavy industry, or land within 3,000 feet of an airport or military base1. Senate Bill 15 limits minimum lot size rules, for example barring requirements for lots larger than 3,000 square feet, on unplatted tracts of 5 acres or more zoned for single-family homes in cities that meet the same population limits24.
House Bill 24 (2025) applies more broadly to cities with zoning. It changes the protest petition rules. When a zoning change would allow more housing and no added commercial or industrial uses, a protest now needs the owners of 60% of the land immediately next to the change and extending 200 feet, rather than 20%. Even then, the council can approve the change by a simple majority of all members instead of three-fourths3.
Key terms
- Zoning
- Local rules that control what can be built on each piece of land and how big it can be.
- By right
- Allowed automatically if a project meets the written rules, without a special vote. SB 840 makes some apartments by right in large cities1.
- Protest petition
- A petition by nearby owners that forces a bigger council vote on a zoning change. HB 24 raised the bar for protests against added housing3.
- Planning and Zoning Commission
- An appointed city board that reviews zoning requests and recommends a decision to the city council.
In Texas
The biggest 2025 changes, SB 840 and SB 15, apply only to cities over 150,000 people in counties over 300,00014. Smaller cities below those limits keep more of their existing zoning control, though the HB 24 protest petition changes apply to any city with zoning3.
Some housing experts note these laws remove barriers but do not by themselves guarantee more homes will be built2.
How people see it
The strongest case for each view, in terms its supporters would recognize. We don't pick a side.
Preserve neighborhoods
People bought homes expecting a certain kind of community. Apartments and dense development bring traffic, crowd schools and change a town's character. Cities should keep single-family areas as they are and limit apartments.
Growth with limits
Some new housing is healthy, but it should come with strict density limits and plans for roads and schools first. Growth should be gradual and fit the community.
Market-led with local review
Builders should be able to meet demand, with the city reviewing projects for safety, traffic and design. Neither blocking all growth nor overriding local input is the answer.
Allow more types of homes
Townhomes, small apartments and smaller lots let teachers, first responders, young families and downsizing retirees live in the towns they serve. Allowing them in more places brings prices down.
Build much more, fast
The housing shortage is the root of high prices. The state and cities should clear away rules that slow building of every kind of housing and let supply catch up with demand.
Who decides
- City Council: Adopts the zoning map and rules and votes on zoning changes.
- Planning and Zoning Commission (appointed): Reviews requests and recommends decisions to the council.
- Texas Legislature and Governor: Can override city rules, as SB 840, SB 15 and HB 24 did in 2025123.
- County Commissioners Court: Has limited land-use power outside city limits.
Questions to ask a candidate
- What kinds of housing, if any, would you allow in areas zoned only for single-family homes today?
- Should the state be able to override local zoning to add housing?
- How would you make homes more affordable for teachers, police and young families here?
- What would you require before approving a large new development?
Last reviewed 2026-09-26. Spotted something wrong? Every claim links to its source so you can check it yourself.
Sources
- Senate Bill 840, 89th Legislature (enrolled text)Texas Legislature Online
- New Texas housing laws cut red tape, but don't guarantee more housingTexas Standard
- House Bill 24, 89th Legislature (enrolled text)Texas Legislature Online
- Senate Bill 15, 89th Legislature (enrolled text)Texas Legislature Online