Three generations of trucking. Pope Materials CEO Scott Pope with son Ragan and dad B.R. p. 7
Texas Archer Construction, based in Georgetown, Texas, is a trusted commercial general contractor serving the Central Texas region since 2015. Specializing in ground-up builds, tenant finish-outs, and commercial remodels, the company has completed projects across sectors and in medical, retail, religious, and industrial facilities. Led by Jerrod Worsham, Texas Archer emphasizes integrity, quality, and strong local partnerships, ensuring projects are delivered on time and within budget while fostering lasting client relationships.
Bowman Outdoor Living specializes in transforming outdoor spaces into beautiful, functional retreats. From custom landscaping and hardscaping to lighting and turf installation, their team brings vision and craftsmanship to every project.
Family-owned and deeply rooted in Central Texas, they are committed to quality, service, and long-term relationships. Visit BowmanOutdoorLiving.com to explore services and see how they can bring your outdoor dreams to life.
For more than 100 years, Capital Farm Credit has provided dependable financing to farmers, ranchers, and rural businesses across Texas. As a member-owned cooperative, they reinvest in their customers and communities, offering competitive loan solutions and personalized service. With deep roots in agriculture and rural development, Capital Farm Credit is dedicated to helping Texas grow.
For nearly 30 years, Pope Materials has supplied Central Texas with high-quality construction aggregates, driven by faith, integrity, and family values. From humble beginnings with one truck, they’ve grown into a trusted name with a fleet of 50+ and a reputation for treating employees and clients like family. Their commitment to fairness, reliability, and community makes them more than a vendor— they’re a foundational partner in the region’s continued growth and success.
FRAMING THE FUTURE OF TEXAS COMMUNITIES
Business to Business News Impacting Central Texas
PUBLISHER
Michael Payne
GENERAL MANAGER
Camy Reynolds
EXECUTIVE EDITOR / WRITER
Ann Marie Kennon
SENIOR WRITER
Charlotte Kovalchuk
COLUMNISTS
Profit Acceleration • Joe Austin
IT & Technology • Ben Lake
State of the State • Thomas Graham
PHOTOGRAPHY
Rudy Ximenez • Ann Marie Kennon
GRAPHICS
Sandra Evans • Ann Marie Kennon
Marilee Goldoni
BUSINESS DEVELOPMENT
Jesse Payne
IT/WEBMASTER
Ann Marie Kennon
CONSULTANT
W. Ben Daniel INFORMATION AND MARKETING
DIRECTOR OF SALES
Allison Smith • 512.966.2164 | 512.641.1370 allison@wilcob2b.com
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FROM THE PUBLISHER
Business in Williamson County is shaped more by the people and businesses behind it than by the goods and services they provide. Together, they drive growth, solve problems, and make a lasting impact.
To start, I'd like to recognize the exemplary leadership of Williamson County Judge Bill Gravell, who served our community with faith, vision, and dedication. Throughout his personal, professional, and elected life, he has shown he cares as much about troubled or truant teens as he does about billion-dollar corporations looking to plant roots in the fertile soil of Texas business.
Recently appointed by the Trump administration as Region 6 Advocate for the Small Business Administration, Judge Gravell played a pivotal role in our county’s extraordinary growth, including securing Samsung’s $17 billion investment in Taylor—one of the largest foreign investment projects in U.S. history and a feat that likely put him on 47's radar.
During Judge Gravell’s tenure, the county’s valuation rose by $96 billion, solidifying Williamson County as a premier destination for business and innovation. His steady leadership during the COVID crisis ensured businesses and residents received needed support, further fueling growth and attracting major corporations. We are pleased to celebrate his appointment and the growth he will continue to promote across the south-central states.
Our new County Judge, Steve Snell, has inherited both the opportunities and challenges of such rapid development. Williamson County is the 12th fastest-growing large county in the nation, with projections estimating a population of 1.6 million by 2050. This growth brings economic strength but also demands thoughtful planning in infrastructure, housing, manufacturing, education, and public services to preserve the quality of life we cherish.
The same spirit of ambition and resilience is mirrored in the businesses featured in this issue. Meet the Pope family—three generations who have been moving earth since the 1940s, ensuring construction and development projects have a solid foundation. Their story reflects the enduring power of family enterprise.
As well, Bowman Landscaping’s profile offers insight into what it takes to cultivate not just beautiful spaces but a thriving business that meets the growing needs of our region.
Texas Rep. Terry Wilson addresses the growing impact of Aggregate Production Operations. As demand for construction materials rises, so do concerns about health, environmental, and community effects, which leads the state in APO permits. His work on permitting reform is timely and essential.
And finally, Coach Joe Austin’s debut contribution reminds us that leadership isn’t just about strategy—it’s about perseverance and discipline. His Profit Acceleration Software helps business owners uncover untapped revenue, streamline operations, and increase profitability through data-driven insights.
We hope this issue offers valuable perspective—and a deeper appreciation for how interconnected our success truly is.
Mike Payne
by Ann Marie Kennon
BUILT ON GRIT A FAMILY LEGACY IN HAULING
They say the best time to start a business was 50 years ago—and that might be true if your goal was to grow alongside Williamson County and help shape its development. But since no one can turn back time, the next best thing is to learn from the people who’ve done it right. In many ways, Scott and Marie Pope are a blueprint for exactly that. They’ve weathered the storms—fuel price hikes, equipment shortages, industry shifts—by sticking to timeless principles: meet challenges head-on, prioritize long-term relationships over quick wins, and treat people like they matter. Many of their drivers and team members have stayed for decades, not just for the paycheck, but because they’re treated like family. That foundation still holds strong, load by load: show up, tell the truth, and deliver value every time.
Pope Materials, Inc. didn’t begin as a conventional business venture—it was built the old-fashioned way, through grit, gumption, and long days of hard work. Scott and Marie Pope, by their own admission, “started the company when we were young,” but the spirit behind it reaches back generations. Descended from eras when people prospered only by showing up early, staying late, and doing the job right, this generation of Popes has become more than just a construction materials provider. Today, the company embodies a family’s determination to build something lasting—one load, one handshake, and one hard-earned dollar at a time.
Scott and Marie Pope
LEGACY IN THE MAKING
Scott's roots in Georgetown stretch back generations. His mother, Betty Logan Pope, is a great-granddaughter of George Washington Glasscock, the early Texas settler, land surveyor, and businessman for whom the city of Georgetown is named. Glasscock donated the land that would become the town center, making Scott’s ancestry foundational—literally and figuratively—to the city’s story.
That legacy of shaping the landscape didn’t end with land donations. It continued with Scott’s grandfather, Arthur Pope, who began driving a truck for Williamson County in 1934. Around that same time, he also made daily trips with his brother, Archie Pope, to the banks of the San Gabriel River, filling their Ford dump truck with gravel using nothing more than a pick and a shovel. Much of it was delivered to nearby driveways, but in truth, they were simply hauling whatever they could to make a living and laying the foundation for everything the family would build in the years to come.
In 1945, after the war ended, Arthur bought a 1941 Chevy flatbed and began hauling independently. A few years later, his son—Bob by Ray “B.R.” Pope, who was 13 at the time and would later become Scott’s
A BIG LESSON IN A SMALL TRUCK
Before Scott Pope ever sat behind the wheel of a real dump truck, he was already hauling material—using a Tonka.
father—began riding along and helping with the driving. By age 14, B.R. had already been stopped by a patrol officer who simply told Arthur, “Next time, you better be in the driver’s seat.”
In 1955, at age 16, B.R. began legally hauling asphalt from Eastland to Breckenridge with Arthur and Archie, working full-time until football practice kicked off at Georgetown High School.
Growing up at 1610 College Street in Georgetown, Scott’s childhood playground was the gravel-filled driveway where his uncles, Dale and Marvin, would park their work trucks. “I was 4 or 5 years old,” he says. “The older cousins were 8 to 10 years old and one day the older boys climbed into the back of the truck and were throwing rocks around the yard, and even through the windows of the junk car in the neighbor's yard."
It wasn’t long before Uncle Marvin came storming out, yelling, “Who the hell is in the back of my truck?” According to Scott, his cousin Mark—ever the ringleader—shouted back, “NOBODY!” Everyone got a whoopin' even though Scott was not even big enough to climb into the back of the truck and had just been standing by the tire.
In the early 1950s, Arthur began focusing on gravel, road base, and asphalt—often for Texas Crushed Stone and Collins Construction in what is now the MOPAC and Anderson Lane area of Austin. His product was base screenings, a waste product at the time, but one that would later become prized construction material. Scott says, rather fondly, that Pope Materials has hauled rock from the very same Texas Crushed Stone stockpiles that Arthur once touched— coming full-circle from Arthur's earlier labors.
But Arthur Pope, Scott’s grandfather, saw potential in the mischief. “He looked around and said, ‘We’re gonna make a deal,’ ” Scott recalls. “Whenever a truck dumped base at the end of the driveway, he’d assign us spots along the shoulders to fill with the rocks. We’d load it up in our Tonka trucks and get to work.”
Without realizing it, the grandkids were doing real roadwork, one tiny load at a time. “That’s where I learned how to haul,” Scott says. “We thought we were playing, but we were already building something.”
In 1968, Arthur lost his right leg in a trucking accident. Although he was a seasoned lumber worker, an unsecured load fell on him and he later remarked he wished he had dived under the truck.
Cousin Harley Davis and Arthur Pope, circa 1945
George Washington Glasscock
B.R. Pope
But losing a leg didn't slow his pace. He hauled cotton from the Taylor compress in the 1970s, watermelons from the South Texas Valley to sell on the family property, and continued to move gravel, maize, and more.
Scott recalls that while his grandfather and father handled the heavy lifting in the field—first with B.R. Pope Trucking and later at Three Way Feeds, Inc.—his mother, Betty (B.R.’s wife), kept everything running behind the scenes. Known as the “resident bean counter,” she balanced the books, paid the bills, and made sure the financial side stayed in order. Watching them work, Scott was not only a witness to their tireless work ethic—he became part of a living model for how to run a company.
family came with its own set of challenges, but Marie was, by nature, fiercely independent. She found part-time jobs and developed a work ethic that would guide her for the rest of her life.
In 1983, she secured a job at Farm Credit Bank in Austin, where she would work for nearly 15 years. Starting as a receptionist and eventually transitioning into the computer room, she built the skills and experience that would later become essential to the operations of Pope Materials. During this time, she met Scott through mutual friends at the local bowling alley, and the two married in 1992.
GREG SHELTON: FAMILY FIRST, BUSINESS ALWAYS
General Manager Greg Shelton is among those closest to Pope Materials. Cousin to Scott and part of the Pope family in more ways than one, Greg has been with the company for nearly 28 years. “I started out at IBM right out of high school,” he says. “It was a solid job, but it wasn’t a lifetime career for me.” When the opportunity came up to work for the Popes, he started as a driver and never looked back.
Scott remembers his own time working beside "Pa" and says, “There’s nothing better than the smell of cottonseed meal.” Greg Shelton, Scott's cousin and general manager, also rode with Pa "who drove with one leg and no air conditioning" and remembers the excitement of driving over the bridge in Taylor, which he says at the time seemed like the biggest structure in the world.
That time with Pa left a lasting impression on both men. “A lot of us grandsons always wanted to go with Pa,” Greg says. “He was a big hero to all of us.” Scott and Greg both credit Arthur’s hard work ethic as the foundation for B.R.'s generation and their own.
SEEDS OF INDEPENDENCE
For Marie Pope, now the company’s chief financial officer, the story began long before the first truck.
She grew up in Thrall, Texas, where her father, Jack Emert, ran a small grocery store. When they had to leave the store behind due to economic hardship, her father turned to HVAC work. He was frequently on the road so, for a while, Marie lived with her aunt in Madisonville.
In 1980, Jack remarried and the family moved to Georgetown, stepping into a new family dynamic just as Marie began her senior year. Adjusting to a blended
That November, they welcomed their first child, Ragan. With times still tight, they lived with Scott’s parents while saving for a home—a decision that proved wise, as the family’s support system would become invaluable in the years to come.
EARLY HUSTLE
In the early 1990s, Scott juggled multiple jobs—working full time at Three Way Feeds, while picking up part-time shifts at the Williamson County juvenile detention center and Austin Powder, which operated on the Texas Crushed Stone property and provided explosives for quarry work. After marrying Marie, he moved into a full-time position at Austin Powder.
Despite a packed schedule, Scott’s entrepreneurial spirit found its stride. In June 1993, he purchased his first truck— an old 6-yard dump truck—and began hauling loads after hours. Fortunately, as those late-night runs started out as side work, they were the seed of something much larger taking root.
Pope Materials formally launched in March 1994 with Scott's purchase of another truck, a 12-yard 1989 Freightliner. At the time, B.R. was still operating a 1976 Chevy dump truck, outfitted with a wellworn bed purchased from his longtime friend and former high school teammate, Tommy Kimbro—a respected hauler and part of the fabric of Old Georgetown. Together, father and son continued the steady growth of the enterprise.
Greg’s family background in trucking also runs deep—his father was a truck driver, and from an early age, he had a sense that he’d follow that same path. Today, Greg oversees all day-to-day operations at Pope Materials when Scott is out of town, including dispatch, billing, and pricing.
He also leads Pope Heavy Haul, a sister company created to meet a growing operational need. “We had our own equipment on job sites, so it made sense to have a way to haul it ourselves,” he explains. After acquiring a couple of heavy-duty trucks, the Georgetown Railroad—now LORAM— approached them about hauling equipment out of state.
Recognizing the opportunity, the Popes established Pope Heavy Haul as a standalone company. “When you're crossing state lines, insurance costs rise significantly,” Greg says. “By keeping it separate, we only pay the higher insurance rate on those two trucks instead of all 50.” Today, the trucks haul pipe, equipment, and materials across the United States and into Canada, based on railroad project demand.
But for Greg, the business is personal. “It’s all family to me—whether related by blood or not,” he says. “Scott and Marie treat everyone like they matter. If someone’s going through a hard time, they go above and beyond to help. That kind of leadership keeps good people around. Honestly, I wouldn’t think of working anywhere else.”
Betty Pope
While Scott and B.R. worked the field, Betty managed the paperwork and cared for the children, Ragan and Ashton, and their cousin Jordan. In 1995, the family incorporated Pope Materials and purchased a piece of brush-covered property where they planned to build their home. Construction began in 1997, and while the process was long and demanding, it sym-
bolized their unwavering determination to build something of their own—from the ground up.
By 2000, Pope Materials was ready for its next step: moving operations into the former Three Way Feeds office, leased from B.R. With a solid foundation in place, the business was officially on the map.
PIVOTAL RELATIONSHIPS AND GROWTH
"Pope Materials did not grow in isolation." ~ Scott Pope
Scott is quick to credit much of his success to a close-knit fraternity of construction and development leaders who shared his boots-on-the-ground values. From the beginning, Pope Materials' growth has been shaped by pivotal relationships and decisive moments.
One such turning point came in February 1994, during a casual conversation with Gary Hall of GK Hall Construction. Scott was doing part-time hauling around Gary’s property when Gary asked, “Why don’t you buy a bigger truck?” Scott hesitated, explaining that he didn’t have enough work to justify it but Gary said quickly, “I can give you about 100 loads a week.”
That promise was enough to spark a serious shift. Scott realized that kind of volume would require at least three trucks. Financing them, however, was no small feat.
Cody Hawes, who located the trucks in Texarkana, urged Scott to fill out the credit application, saying, “I think we can make it happen.” He was right. Soon after, Cody, B.R., Scott, and Cody’s father-in-law, Tim McMaster, made the trip to Texarkana, picked up the trucks, and got straight to work.
Scott and Cody—each with their own business—continued to work closely together, often pooling equipment and manpower to get the job done. Cody’s support proved critical to Pope Materials’ momentum, and he remains a trusted friend and ally to this day.
Another foundational partner was Jimmy Jacobs, founder of Grand Endeavor Homes and a driving force behind Georgetown’s residential growth. Jimmy provided steady work to the Popes early on and, like Cody and Gary, represented more than just a business connection—he was part of a community of builders committed to helping each other grow.
TEAM AND COMMUNITY IMPACT
At the heart of the company’s story is a strong sense of community. The culture is not built just on hard work and experience, but on loyalty, mutual respect, and the belief that success is a shared endeavor.
Like any business with lasting power, there have been many ups and downs over the years so the leadership structure at Pope Materials has had to be flexible and cohesive. As examples, Scott and Marie lead with a deep sense of purpose and shared responsibility.
As chief financial officer, Marie continues to juggle administrative duties, strategy, and crisis management with the same tenacity she had in the early days when she ran the entire back office along with Scott's mom, Betty—handling payroll, billing, HR, and vendor relations. Over time, she brought in trusted help,
including Jan Barnes, who has managed payroll and other duties for 22 years, and safety director Steve Havelka, a retired DPS officer who has been with the company for more than two decades and has added a new level of discipline and structure to daily operations. Other key contributors in the office include Angela Ragsdale Clark, Shelley Kaderka, Debra Creed, Julie Borrero, Jordan Pope, and Jimmy Joseph.
As CEO, Scott focuses on field operations, client relationships, and collaborates with B.R. and Ragan to plan for future growth. But he’s always quick to shift the spotlight to the team around him. He frequently acknowledges the contributions of long-time employees like Greg Shelton, Bryan Muccigrossi, Biscuit Ivic-
ic, Bubba Burton, Uncle Dale Pope, Fernando Sarinana, Jerry Bonnet, I.G. Janca, Brack Creed, Barry Simmons, and Logan Pope—and he never forgets to include the drivers, along with driver trainers Mike Eckert and Gary Light. Other long time employees who fill critical roles on the road and in the field are Scott Ramirez, James Conrad, Joe Etheredge, Juan Ortiz, Rusty Partridge, and Kurt Barton.
“I’d be remiss if I didn’t mention Paco Don,” Scott adds. “He brokers trucks and serves as our director of brokered operations. His is a major role in keeping things moving behind the scenes.” Scott also credits shop Foreman Mike Stiles and Field Superintendent Humberto Colunga, who oversees dirt work, for their steady leadership and hands-on expertise in the field. “These folks are the lifeblood of the company,” he says.
Scott Pope is one of my best friends. We all went to high school together—Scott, Allison Snead (daughter of Texas Crushed Stone Company owner Bill Snead), and I. The Popes have supplied a lot of our materials over the years and handled the trucking for my family’s lime company, (Austin White Lime). Even now, they continue to provide us with an immense amount of product. Their service and pricing are exemplary—they’re always at the top of my list. ~JODY ROBINSON, BOWMAN OUTDOOR LIVING
Jan Barnes
“ALL KEY MANAGEMENT POSITIONS ARE HELD BY PEOPLE WHO BEGAN AS TRUCK DRIVERS WITH POPE MATERIALS. THAT’S A BIG PART OF OUR SUCCESS—WE UNDERSTAND WHAT THE JOB REALLY TAKES BECAUSE WE’VE DONE IT. WE KNOW HOW TO RELATE TO OUR DRIVERS AND THE DAILY CHALLENGES THEY FACE. I CAN’T THANK OUR DRIVERS ENOUGH FOR THE JOB THEY DO.” ~ SCOTT POPE
That deep sense of appreciation, Scott emphasizes, is woven throughout the entire team. Despite expanding to 50 trucks and numerous employees, the Popes have worked hard to maintain a family-centric environment. Everyone knows each other’s roles, and cross-training isn’t just encouraged—it’s expected. Marie says "I want every staff member to feel confident stepping into any job when needed." She adds, with a smile, "With one firm exception: Jan's payroll duties remain strictly her domain."
CHALLENGES AND ADAPTATION
In addition to the economic turbulence that tests companies' mettle in every industry, federal deregulation—set in motion during the Carter administration—took full effect by 1995, pushing local trucking companies like Pope to compete on a national scale.
Marie attributes much of their resilience to her late father’s influence and her steadfast reliance on faith. "He taught me to rely on prayer," she explains, "and never to let troubles weigh me down."
For instance, when 9/11 rocked the nation’s economy, Pope Materials felt the shock waves immediately. Their insurance premiums doubled overnight, and in the trucking industry, even a single day without coverage can halt operations. As companies they did business with were forced to close their doors, unpaid invoices began to pile up, leaving the company scrambling for solutions. For the first time, Scott found it difficult to main-
tain his usual optimism, unsure how they would keep moving forward.
Marie and B.R. tackled the financial crisis head-on. She used a credit card to cover fuel and other essentials, devised a plan to pay off debts, and made a point of always answering the phone—reassuring vendors, customers, and partners alike that Pope Materials would stand by its commitments. Ragan Pope, now grown and a part of senior leadership, recalls "That kind of faith and commitment stays with you. It gave us the grounding we needed to trust we could pull through."
And just to be sure, Marie's dad, also known as "Pastor Jack," donned his faith hat and appealed to a higher power. He arrived at the yard at 4:30am to pray over each truck—making sure every possible resource was called upon to turn things around and keep the company growing.
Around 2005, super dump trucks—capable of hauling 25 tons compared to the standard 15—began gaining traction across Central Texas. The efficiency of moving more material with fewer drivers was a clear advantage, but Scott was initially hesitant to make the switch. After losing a few contracts to competitors who embraced the change, he realized adaptability was no longer optional. He and B.R. traveled to California, where a construction downturn had created a buyer’s market, and purchased super dumps at significantly reduced prices.
While the men made plans to secure trucks, Marie worked the task of figuring out how to pay for them. It wasn’t easy— but thanks to an influx of work from the
BRYAN MUCCIGROSSI, field operations director, who has worked for Pope Materials for nearly 25 years, says working for a company like this one is a rare experience. He manages the trucks on a daily basis and wears many other hats including oversight for our dirt crews as well as customer relations. “I haven’t worked anywhere else in a long time, but even after all these years, it’s still refreshing,” he says. “We started out as a great mom-and-pop operation, and even though we’ve grown a lot, that mindset hasn’t really changed. I don’t think Scottie even realizes how big the company’s gotten—he still treats everyone like we’re part of a small crew.” Bryan says that kind of culture is increasingly rare. “It’s not just unusual in trucking—it’s unusual in corporate America. Coming to a place this size, still being greeted by name every day means a lot.”
ever-increasing building boom in Central Texas, the investment paid off, proving calculated risks can catalyze longterm growth.
In the end, the move not only modernized their fleet but positioned them to meet rising demand in the booming Austin market, setting the company up for long-term growth and stability.
The Popes are a great family. We are also a family-owned and generational company. When we were building up Sun City in 1995, Scott and my father made a deal—on a napkin—to haul all of our dirt in the Georgetown area, and they are still the only trucking company we make use of to this day. They are the kind of people who make handshake deals; you don't need a contract. They look you in the eye and shake your hand and we've always had that relationship. Everyone likes the Popes. When we were first in town I could tell they were well respected. Mr. Pope went to all the high school football games and he probably still does that today. They are always there for celebrations or even funerals, and it means a lot to me that they take the time. They even attended funerals for family members and employees so it has become a very personal relationship. They would do anything for us and I would do anything for them. ~BRAD STEWART, KEYSTONE CONCRETE
VALUES, FAITH, AND FAMILY
Faith, integrity, and family remain central to how Scott and Marie Pope run their business. They have always tithed faithfully, no matter the circumstances, and Marie insists on paying employees first—even before herself. Scott leads with open-handed generosity, trusting that what they give will come back around—a philosophy that has shaped the company culture from the beginning.
Their faith-based approach shows up in everyday actions: answering every call, following through on promises, and offering grace when mistakes happen. The family frequently prays over business decisions, believing a higher purpose guides their work. Marie recalls how her late father, Pastor Jack, would even pray over vendor and customer lists, adding a spiritual layer to the business’s foundation.
FAMILY: BLESSINGS AND BALANCE
Working with family can be both a blessing and a challenge, but the Popes make it work through shared values and clear roles. Marie, often jokingly referred to as the “C-E-No,” keeps the company grounded and fiscally disciplined. Scott, ever generous, leads with a people-first mindset. Marie says that dynamic has helped them weather even the leanest times.
Their commitment to people extends beyond family. Pope Materials quietly supports local schools, youth sports, and nonprofits like The Georgetown Project and The NEST. Marie, shaped by personal experiences of loss—including a major house flood in 2010—often checks in with community organizations to see what’s needed, especially when kids are out of school.
That sense of purpose and accountability has earned long-term trust from contractors, employees, and the wider community—proof that success built on compassion can last for generations.
CORE VALUES AND DIFFERENTIATORS
In a transactional industry like construction materials, Pope Materials distinguishes itself by embracing honesty, reliability, and a genuine willingness to correct mistakes. The company invests in understanding each project’s specifics, whether it involves the right type of sand for horses’ hooves or the best aggregate for a foundation.
Clients appreciate that Pope Materials offers solutions rather than mere transactions, knowing they can call Marie or any team member for candid advice. Such reliability has fostered long-term relationships with contractors, many of whom have stayed with Pope Materials for years because Scott has always believed that integrity pays off in the long run.
KEN DOOCY, a home builder and designer for more than 40 years, has worked closely with Jeff Watson Homes and Chance Leigh Homes across Williamson County. He recalls, with pride, how B.R. Pope often introduced him at high school football games with a teasing nod to his Iowa roots: “Not bad for a Yank.”
[The Popes] are a great family, and if they shake on it, it’s a deal. They’re professional, honest, and true to their word. The Popes are a tightknit family, and they genuinely love each other. B.R. is one of those lovable old grouches—he’s 'old Georgetown.' I once joked that he’d been around forever, and he shot back, ‘Nah, my family were late to the game; we didn’t get here until after the Civil War.’ I used to run leagues for Georgetown club baseball, and anything I needed, Scottie and his family were there to help. If you can’t see the good in the Popes, you’re blind. And if you can’t get along with them, you can’t get along with anyone.
Their whole family, from B.R. down to the grandkids, is cut from the same cloth. B.R. and Scottie are wonderful guys, and their kids are respectful—if you didn’t throw in a ‘yes ma’am’ or ‘sir,’ you’d get thumped.
We hired Pope Materials for our lot cleanings, and they are fair, professional, and built on the integrity of their employees. If you want to work for them, you better know what you’re doing—and you better be decent while you do it, because that’s the only way they do business. Personally, I like I.G. Janca. He’s the kind of guy who brings excellence to everything he does—he could brand a calf and make a great martini with the same ease.
Pope Materials' 1978 Peterbilt 359 pulling a Travis Wave aluminum end dump.
NEW GENERATION, NEW VISION
MEET RAGAN POPE: C.O.O.
Ragan Pope grew up in and around the family business—learning to drive trucks, pitch in on odd jobs, and absorb the culture of hard work and integrity from an early age. After earning a degree in business finance, he was working in Houston when the urge to work with family struck. Marie brought him back into the fold to assist with billing, and it didn’t take long for him to spot opportunities for improvement.
With fresh energy and a sharp eye for efficiency, Ragan streamlined operations and expanded the company’s presence through networking with chambers of commerce and local contractors. He also helped lead the company into brokering as a strategic way to balance growth with debt management. Scott once overheard him telling a customer, “I can guarantee we won’t be your cheapest price, but we will be your lowest cost because we will do it right the first time”—a statement that perfectly reflects long-standing family values.
Marie jokes that Ragan is the “2025 version of Scott,” but with a business-forward approach to relationships and a focus on future partnerships. His leadership marks the next chapter in a story still rooted in the same Pope commitment and values.
ASHTON POPE: TEMPLATE FOR SUCCESS
Ashton Pope, Scott and Marie’s daughter, has also found her way into the family business—though not without first exploring her own path. A former schoolteacher with a degree from Texas Tech, Ashton says,
“I always had a mindset to go out and do my own thing. Not because I didn’t want to be part of the family business, but because my parents and grandparents instilled in me the notion that we can chase our own dreams, whatever they are.”
Still, the pull of Pope Materials—and the values behind it—ran deep. After years in education, Ashton recently joined the company to assist with office administration, billing, and accounts payable. She’s currently serving as an executive assistant while in the process of moving back to Georgetown from Dallas and building a home in Jonestown.
“I’ve always admired their character,” she says of her parents. “The reason the business works so well is because of how they treat people. Every voice is heard, and everyone feels like an integral part of the company—from family to the field.”
Ashton recalls afternoons spent at the Pope Materials yard after school, soaking up bits and pieces of how her parents ran the business and life. “Growing up, my parents were busy, but they always made time for family. I feel like I grew up here, watching how they handled challenges and treated others. My dad always had ambition, but never let ego get in the way. He always asks his people what they need first. That kind of leadership set an example for me.”
Her time in the classroom taught her that leadership is universal.
“WHETHER IT’S EDUCATION OR HAULING, GOOD LEADERS DON’T TREAT PEOPLE LIKE GEARS IN A MACHINE. THEY TEACH ALONG THE WAY. PEOPLE DON’T JUST WAKE UP AND KNOW WHAT TO DO— YOU HAVE TO INVEST IN THEM.” ~ ASHTON POPE
Ashton especially sees the need to pass on the ability to fail and grow—something she believes is missing in many classrooms today. “If you start your own business, you will fail at some point—but that’s how you grow. We need to transfer that ability to the younger generation, and I see my family doing that.”
Hauling runs strong through the Pope side of the family. Ashton’s uncle Logan and cousin Jordan also work in the business, and most of the extended Pope family still lives within an hour of Georgetown. “My great-grandma had seven kids, so we’re a big family—and our story matters to all of us.”
Four Pope Generations: Scott, B.R., Brooks Ragan ("Little B.R."), and Ragan
JASON IVICIC, director of transportation and dispatch, known to most by his trucking handle Biscuit, started driving at Pope Materials when he was 19 years old.
"I’m 46 now. That’s 26 years last week,” he says. “I’ve gotten married, had kids, gotten divorced, raised my kids… my whole life has been Pope.
"Scott and Marie have always treated me like family. I mean that literally—when they leave the office, they say, ‘Love you, Biscuit.’ They’ve taken care of me and my kids. When I was going through my divorce, they let me take time off. When my kids were young and I was coaching baseball, if I needed to leave work at 3pm for a game, there were no ‘Can you please stay?’-s. I was out the door. They never questioned my priorities."
After 22 years behind the wheel, Biscuit now works as a dispatcher. "I don’t know how else to say it,” he adds. “I’m basically family."
LOOKING AHEAD
Scott and Marie began with a single 6-yard dump truck, a newborn son, and an unwavering belief that doing the right thing would eventually pay off.
As Central Texas continues to grow, Pope Materials remains focused on operational excellence and strategic adaptability. They invest in technology, refine logistics, and continue to build long-term relationships rooted in trust and performance.
The company now runs a fleet of more than 50 trucks, supporting infrastructure and development projects across the region. With a second generation taking on greater leadership, the company is well-positioned for continued growth—balancing hands-on experience with forward-thinking strategy.
From expanding into brokering and heavy haul operations to navigating economic shifts and supply chain challenges, Pope Materials has built its reputation the way it built its business: one decision, one delivery, and one dependable partnership at a time.
One of my favorite things about this town is walking into Monument Cafe and seeing four generations of Pope men having breakfast. It’s a life goal of mine to someday replicate that with my family.
~ JOSH SCHROEDER, MAYOR OF GEORGETOWN
FROM ENFORCER TO INSIDER
STEVE HAVELKA joined Pope Materials as Safety Director more than two decades ago, but his connection to the company began long before that. As a 30-year veteran of the Texas Department of Public Safety, Steve spent most of his career enforcing trucking laws and regulations, many of which applied to companies like Pope.
“About six months before I retired from DPS, they offered me a job handling safety and compliance,” Steve says. “I already knew them and knew they were good people, so the decision was easy. I just kind of jumped the fence—from enforcing the laws to helping them stay compliant with them.”
That was 22 years ago, and Steve says what’s kept him around all this time is more than just the work. “It’s a family-oriented business. It doesn’t feel like just a job—they make you feel like you’re part of their family, and they care about your family too. That’s something I always make sure new hires understand: you’re not just a truck number here. You’re
a person, and they genuinely care. Scottie also hires people with the sense that 'We have a good culture here so don't mess it up.' Our drivers know when they see a good one and they will make sure everyone is up to snuff on doing it the Pope way."
Steve lives in Georgetown, so the role has been a win-win. “When a company keeps employees for as long as Pope has, that tells you everything you need to know.”
Reforming Texas’ Aggregate Production Permitting
TEXAS IS GROWING, AND WITH THAT GROWTH COMES AN EVER-INCREASING DEMAND FOR CONSTRUCTION MATERIALS. SAND, GRAVEL, AND CRUSHED STONE — COLLECTIVELY KNOWN AS AGGREGATE — ARE ESSENTIAL TO BUILDING THE ROADS, BRIDGES, AND INFRASTRUCTURE THAT SUSTAIN OUR BOOMING POPULATION. HOWEVER, THE RAPID EXPANSION OF AGGREGATE PRODUCTION OPERATIONS (APOS) HAS SPARKED INTENSE DEBATE ABOUT THEIR IMPACT ON PUBLIC HEALTH, THE ENVIRONMENT, AND LOCAL COMMUNITIES.
THIS IS ESPECIALLY TRUE IN WILLIAMSON COUNTY, WHICH HAS SEEN MORE GROWTH IN APO PERMITS THAN ANY OTHER COUNTY IN TEXAS. THE CENTRAL TEXAS REGION HAS BEEN BLESSED WITH THE RESOURCES THAT HELP FUEL NEW GROWTH, BUT THOSE BLESSINGS ALSO COME WITH THE SIDE EFFECTS OF THEIR EXTRACTION.
The Problem: A Regulatory Framework that Fails Communities
The current permitting system for APOs in Texas is riddled with inconsistencies and loopholes that fail to protect residents from noise pollution, air quality degradation, groundwater disruption, and road deterioration. Unlike other industrial operations, APOs operate under a patchwork of regulations that allow them to bypass meaningful oversight. This has led to unchecked expansion near residential neighborhoods, schools, and hospitals, resulting in serious concerns about public health and quality of life.
One of the most glaring deficiencies is the Texas Commission on Environmental Quality’s (TCEQ) standard permit process, which prioritizes expediency over thorough evaluation. Put in place as part of a deregulation effort in 2005, these standard permits allow minimal public input and do not require ongoing air quality monitoring. This means that communities living near these sites often lack real-time data to prove the harm they are experiencing.
Key Issues and the Need for Reform
1. AIR QUALITY AND HEALTH RISKS
Dust from APOs contains fine particulate (PM10, PM2.5), which can penetrate deep into the lungs and bloodstream, causing respiratory issues, heart disease, and other serious health conditions. While the TCEQ operates regional air monitoring stations, they are not designed to assess pollution at the community level. Reforms should mandate on-site air quality monitoring to ensure compliance with National Ambient Air Quality Standards (NAAQS).
2. NOISE AND LIGHT POLLUTION
Constant rock crusher operation, heavy machinery, and transport trucks generate excessive noise, disturbing nearby residents. Though the industry often touts how they are “heavily regulated” on this issue, those regulations only deal with workplace safety, and many techniques used prevent hearing damage on nearby workers simply end up bouncing loud noises into the surrounding community, rather than blocking it completely.
APOs often use explosives to break rock, shaking nearby homes and risking foundation damage if poorly managed. Their high-intensity lighting adds to skyglow and disrupts sleep. New rules should set decibel limits at property lines and require shielded, downward-facing lights to reduce light pollution.
3. ROAD SAFETY AND INFRASTRUCTURE DAMAGE
APOs rely on heavy commercial trucks for transport, causing severe wear and tear on state and local roads not typically designed to handle constant, fully loaded commercial vehicles. Every mile one of these trucks drives does $0.26 worth of damage to the roads, while contributing about $0.05 in gas taxes to repair.
When APOs open, they must show it's safe for trucks to enter roads to get a Texas Department of Transportation (TxDOT) permit. But if traffic later increases — as it often does in fast-growing areas — TxDOT is not able to revise the driveway permit.
As a result, APOs in populated areas may have hundreds of fully loaded trucks full of rocks and gravel pulling out of their facility at a 90-degree angle with no room to accelerate before getting on the road. Driveways turn these trucks into sudden roadblocks on 60mph+ roads loaded with traffic, making them a major road hazard TxDOT is powerless to do anything about.
4. WATER USAGE
APO production requires significant volumes of water. APO quarry mines require about 50 gal/ton of aggregate processed. Water is required for dust control on quarry roads and at product crushing/sizing/storage sites. Although sand mining operations may have access to surface water for these purposes, virtually all crushed stone and dimension stone operations utilize ground water for operational dust control.
TEXAS SIT-REP
According to the Texas Aggregate and Concrete Association, the Texas APO industry produced 380M tons of product in 2024, using 19 billion gallons of water, mostly from groundwater sources—equal to about 190,000 homes. APOs that operate on best practices can greatly reduce water usage by recapturing used water into retention ponds and recirculating it, but irresponsible APOs can easily drain an aquifer dry at little to no cost due to loopholes in some of Texas’s water laws.
When Williamson County is facing drought and severe water restrictions on home usage, APOs face no such restrictions. Under current law, the only
recourse available to county residents to hold APOs to best practices on water use is appealing to the good will of the management f the facilities and hoping they choose to do the right thing. That must change.
5. INADEQUATE SETBACK REQUIREMENTS
Current laws require an APO to set up rock crushing equipment at least one-quarter mile from homes, schools, and hospitals. This does not provide enough distance to prevent dust, light, and noise pollution from affecting the surrounding community. Updating standards to one-half mile would pro-
vide a critical buffer for public health and safety.
6. LACK OF RECLAMATION PLANS
Unlike other mining operations, when an APO shuts down, there is no compliance requirement to ensure the abandoned site is not a danger to public safety. Instituting mandatory reclamation plans, backed by financial surety bonds, would ensure former quarry sites are at least cleared of all industrial equipment, explosives, and environmental hazards, and that the large pits left behind from the removal of the rock are blocked off to prevent accidental falls.
The Path Forward: Legislative Solutions
Working with Texans from across the state over the past eight years, several key recommendations have emerged:
Mandating on-site air quality monitoring to provide real-time data on particulate matter emissions.
Establishing enforceable noise and light pollution limits that protect residential areas.
Requiring APOs to have full acceleration/deceleration lanes to provide safe traffic flow for the life of the facility.
Requiring responsible water usage with well covered retention ponds and recirculation processes to minimize groundwater depletion.
Expanding setback requirements to ensure a safer distance between industrial operations and communities.
Implementing mandatory reclamation plans to restore land after mining activities end.
Though these reforms may seem like common sense, every legislative effort toward these reforms in the last 20 years has been defeated by the power that the APO lobby wields in the Texas Capitol. A great deal of money and influence is spent making sure no APO can be required to make even the slightest change to their operation, no
matter how much disruption they may cause to the surrounding community.
But that amount of money is tiny when compared to how much money APOs receive from the state through contracts to supply building materials for roads and other public construction projects. The State of Texas is the largest customer for APOs, and it’s time we started demanding more for our tax dollars.
This session, I filed HB 1018. Instead of taking the same path of trying to regulate the industry directly, HB 1018 would create a Best Practices Certification Program for APOs, based on the practices used across the state that have shown they can produce a high-quality product at a fair price without harming the surrounding community. Contractors who don’t get their raw materials from Best Practices Certified APOs would move to the back of the line when considering potential bids for building roads and other government contracts for construction.
The 89th Texas Legislature has a unique opportunity to address these concerns through targeted reforms. The recent level of turnover, and a renewed focus on the health and safety of Texans provides a fresh start for these issues, but only if representatives at every level hear from you that these issues need to be addressed.
Despite repeated efforts in the House of Representatives, this issue has yet to even be considered in the Texas Senate. Williamson County has two excellent Senators willing to listen, but if they don’t hear from you on this issue, can we blame them if they decide it isn’t a priority? The same is true for the other Representatives in Williamson County, and for the Governor and Lieutenant Governor, as well. If we want action to be taken it requires us all to use our voices to let them know this issue matters to Williamson County.
CONCLUSION
Economic growth should not come at the expense of Texas residents well-being. The aggregate industry is vital to infrastructure development, but expansion must be managed responsibly.
I am a firm supporter of property rights, but my rights to use my property as I see fit don’t allow me to reach over my neighbor’s property and cause harm. The state’s current permitting process does not adequately protect communities from the negative impacts of APOs, and without significant reform, Texans will continue to bear the cost of regulatory shortcomings.
By strengthening oversight and accountability, Texas can create a balanced approach that supports economic growth while safeguarding public health and environmental integrity.
MUNICIPAL UTILITY DISTRICTS
MUNICIPAL UTILITY DISTRICTS (MUDS) ARE AN ESSENTIAL COMPONENT OF TEXAS’ RAPID URBAN AND SUBURBAN DEVELOPMENT. ESTABLISHED UNDER STATE LEGISLATION TO PROVIDE WATER, SEWAGE, DRAINAGE, AND OTHER ESSENTIAL INFRASTRUCTURE, MUDS HAVE PLAYED A TRANSFORMATIVE ROLE IN FOSTERING GROWTH, ENABLING SELF-GOVERNANCE, AND PROTECTING PROPERTY RIGHTS FOR TEXANS. THIS ARTICLE DELVES INTO THE LEGISLATIVE FRAMEWORK THAT GOVERNS MUDS, THEIR BENEFITS TO COMMUNITIES AND PROPERTY OWNERS, AND HOW THEY EMBODY THE STATE’S COMMITMENT TO PRIVATE PROPERTY RIGHTS AND LOCAL CONTROL.
What Are Municipal Utility Districts (MUDs)?
Municipal Utility Districts are special-purpose districts authorized under Texas law to finance and manage infrastructure development in areas not served by traditional municipal services. MUDs typically operate in suburban and rural regions, where municipal governments lack the capacity or resources to extend services. MUDs provide essential services, such as:
Water supply and distribution
Wastewater collection and treatment
Storm drainage
Parks and recreational facilities
Street lighting and road development in some cases
By enabling these services, MUDs support the growth of residential, commercial, and industrial developments while maintaining a high standard of living for property owners within their boundaries.
Legislative Framework: Enabling MUDs in Texas
MUDs in Texas derive their authority from Chapter 54 of the Texas Water Code, enacted in 1971. This statute lays out the legal framework for creating, operating, and financing MUDs. Under the law, MUDs are granted the authority to:
Levy property taxes
Issue bonds to fund infrastructure projects
Charge user fees for utility services
The creation of a MUD begins with a petition to the Texas Commission on Environmental Quality (TCEQ), usually initiated by developers or landowners. Once the TCEQ approves the district, it requires voter approval from the residents within the proposed MUD. This ensures community consent to the formation of the district and its ability to levy taxes or issue bonds.
The ability to issue tax-exempt bonds is a cornerstone of the MUD financing model, enabling districts to fund infrastructure up front and recover costs through property taxes and user fees over time. This structure minimizes the financial burden on individual landowners while ensuring the necessary infrastructure is in place to support development.
How MUDs Benefit
Communities and Property Owners
MUDs are uniquely positioned to deliver critical infrastructure in areas experiencing rapid growth. By providing localized solutions, they offer several benefits to communities and property owners, aligning with Texas’ strong tradition of protecting private property rights.
1. ENABLING DEVELOPMENT IN UNDERSERVED AREAS
In fast-growing regions of Texas, municipal governments often lack the capacity to extend water, sewer, and other services to newly developing areas. MUDs fill this gap by funding and managing the necessary infrastructure, enabling development in areas that would otherwise remain undeveloped.
For property owners, this translates into enhanced property values and economic opportunities. With the necessary utilities in place, residential and commercial developments can flourish, creating thriving communities and expanding the tax base.
2. LOCAL CONTROL AND SELF-GOVERNANCE
One of the most significant advantages of MUDs is their emphasis on local control. Residents within a MUD have the power to elect the district’s board of directors, who oversee the district’s operations, budgets, and tax rates. This localized governance ensures decisions reflect the unique needs and priorities of the community.
For property owners, this self-governance structure provides a direct voice in how their tax dollars are spent and ensures accountability in service delivery. It aligns with the principle of property rights by empowering residents to influence decisions that directly impact their property and community.
3. FAIR COST ALLOCATION
MUDs operate under a user pays model, meaning the costs of infrastructure development and maintenance are borne by those who directly benefit from the services. This approach ensures property owners within the MUD pay for the services they receive, rather than distributing the costs to taxpayers in other areas.
This fair allocation of costs protects property owners from bearing an undue financial burden for infrastructure outside their community while fostering sustainable growth.
4. ENHANCING PROPERTY VALUES
Access to reliable utilities and well-maintained infrastructure significantly enhances property values. Homebuyers are more likely to invest in areas with established water, sewer, and drainage systems, as well as amenities like parks and recreational facilities often provided by MUDs.
Moreover, the quality of services provided by MUDs — clean water, effective wastewater treatment, and flood control — ensures a high standard of living, which further boosts property values and marketability.
5. FLEXIBILITY TO MEET COMMUNITY NEEDS
MUDs offer a high degree of flexibility in addressing the specific needs of their communities. Unlike municipal governments, which must balance competing priorities across a broad jurisdiction, MUDs can focus exclusively on their designated service area. This allows for tailored solutions, such as customized water management strategies or recreational facilities that meet the preferences of local residents.
For property owners, this flexibility means their community’s infrastructure and services are designed to maximize convenience, safety, and quality of life.
MUDs and Property Rights: A Positive Symbiosis
MUDs embody Texas’ commitment to protecting private property rights while fostering community development. By enabling local control, fair cost allocation, and transparent governance, MUDs respect the rights of property owners to manage their land and resources while ensuring access to essential services.
Additionally, MUDs play a crucial role in mitigating risks to property values. For instance, districts often implement robust drainage and flood control systems, protecting homes and businesses from the devastating effects of flooding—a recurring challenge in many parts of Texas.
Challenges and Criticisms:
Balancing Transparency and Accountability
While MUDs offer numerous benefits, they are not without challenges. Critics have raised concerns about the potential for mismanagement, lack of transparency, and high tax rates in some districts. These issues underscore the importance of strong governance and informed participation by residents.
Recent legislative efforts have aimed to address these concerns. For example, in 2021, the Texas Legislature passed House Bill 1154, which increased transparency requirements for MUDs. The bill mandates the disclosure of financial information, tax rates, and board member compensation, ensuring residents have access to the information needed to hold their district accountable.
CASE STUDIES: SUCCESSFUL MUDS IN ACTION
Looking Ahead: The Future of MUDs in Texas
As Texas continues to experience rapid population growth, the role of MUDs in supporting sustainable development will become increasingly important. State lawmakers and community leaders must work together to ensure MUDs remain transparent, accountable, and responsive to the needs of their residents.
At the same time, the underlying principles of MUDS — local control, fair cost allocation, and respect for property rights — must remain central to their operation. By adhering to these principles, MUDs can continue to empower communities, protect property values, and uphold the state’s tradition of individual ownership and self-governance.
1. THE WOODLANDS
The Woodlands, north of Houston, is one of the most successful examples of a community developed using MUDs. The district has provided reliable utilities, recreational facilities, and flood control systems, enabling the area to grow into a vibrant and desirable community. The high quality of life in The Woodlands is a testament to the effectiveness of MUDs in fostering sustainable development.
2. BRIDGELAND
Bridgeland, an 11,400-acre master-planned community in Cypress, Texas, is another example of how MUDs can create thriving neighborhoods. By financing infrastructure and managing resources efficiently, the district has supported the development of a community that balances residential, commercial, and recreational spaces while protecting natural habitats.
Conclusion
Municipal Utility Districts are a cornerstone of Texas’ growth and development strategy, providing essential infrastructure and services to communities across the state. By empowering local control, enhancing property values, and ensuring fair cost distribution, MUDs align with Texas’ commitment to protecting property rights while fostering economic and social progress.
For property owners, MUDs represent a powerful tool for improving quality of life, safeguarding property investments, and shaping the future of their communities. As Texas grows, MUDs will continue to play a vital role in balancing the needs of development with the rights and interests of individual property owners — ensuring Texas remains a state where property rights are not just protected, but celebrated.
property rights in Texas
THE SAFEGUARDING OF LANDOWNER PROTECTION AMID LEGISLATIVE CHANGES
Property rights are fundamental to Texas’s legal framework, embodying the state’s long-standing ethos of independence and individual ownership. For generations, Texans have prized the freedom to use, develop, and manage their own land, which remains an integral part of the state’s culture and economic vitality.
Over the past decade, the landscape of property rights in Texas has experienced a number of statutory changes aimed at balancing individual rights with the state’s developmental, environmental, and public policy needs.
These shifts have implications for landowners and how they align with the principles of retaining robust property rights.
THE FOUNDATION OF PROPERTY RIGHTS IN TEXAS
Texas’s property rights are rooted in common and statutory law, underscoring the importance of private land ownership. Under the Texas Constitution, property ownership is treated with great respect, granting landowners the power to control, use, and transfer their land. However, this fundamental right does not come without limitations. The state government and local authorities wield regulatory power to enact zoning laws, environmental protections, and eminent domain.
Historically, Texas has maintained a strong stance in favor of landowners, exemplified by constitutional provisions and case law that protect against undue government encroachment. The “Castle Doctrine,” for instance, illustrates Texans’ commitment to property security, affirming the right to defend one’s property without a duty to retreat.
EMINENT DOMAIN: A PERSISTENT ISSUE
One of the most significant areas in which property rights intersect with state power is eminent domain. Eminent domain allows the government or private entities (under specific circumstances) to seize private property for public use, provided just compensation is given. While this principle is accepted in many jurisdictions across the United States, Texas has taken steps to fortify landowner protections against what many perceive as overreach.
Over the past decade, legislative adjustments have aimed to clarify and reinforce the protections afforded to landowners facing eminent domain. The 2019 enactment of Senate Bill 421 was a pivotal legislative change that sought to reform the eminent domain process. This bill, known as the “Landowner Bill of Rights,” was introduced to increase transparency and ensure fair negotiations between landowners and entities seeking to acquire land. Though the bill did not pass in its entirety during that legislative session, it brought significant attention to the inadequacies of eminent domain laws in Texas.
Senate Bill 726, passed in 2021, took important steps to revise the condemnation process. This statute requires condemning entities to provide a clear and understandable offer to landowners before negotiations and mandates the inclusion of additional information that supports the offer. It aimed to curb the practice of “low-ball” offers, which previously put landowners at a disadvantage.
ZONING AND LAND USE REGULATIONS
Zoning and land-use regulations have long been areas of concern for property owners, as they can impose restrictions that affect the use and value of property. Cities in Texas possess authority to implement zoning ordinances to ensure orderly development, promote public safety, and protect environmental interests. However, these regulations must balance community needs with individual rights.
THE
PAST DECADE HAS SEEN AN EVOLUTION IN HOW ZONING LAWS ARE CRAFTED AND ENFORCED, OFTEN SPARKING DEBATE ABOUT PROPERTY RIGHTS.
One notable case that highlights this tension is City of Austin v. Reagan National Advertising of Austin, LLC, where property rights intersected with regulatory authority. The Texas Supreme Court ruled in favor of the city, supporting its right to regulate digital billboards, emphasizing public safety and aesthetic considerations. This decision reinforced municipalities’ power to regulate land use for broader community welfare while raising concerns among property owners about the potential for regulatory overreach.
Recent legislative discussions have also focused on the idea of “grandfathering” existing property rights. House Bill 2439, enacted in 2019, was significant as it restricted local municipalities from adopting or enforcing regulations that prevent the installation of building materials previously approved under older codes. This law protected the rights of landowners to maintain their property without adhering to new, potentially burdensome ordinances.
ENVIRONMENTAL REGULATIONS AND PROPERTY RIGHTS
Environmental considerations have become increasingly relevant in Texas property law, as new regulations emerge to address ecological sustainability. These regulations often impose restrictions that limit how property can be developed or utilized, impacting landowners’ rights. However, Texas has aimed to maintain a balance between promoting environmental welfare and protecting individual property rights.
For example, water rights and management have been central to property discussions in recent years, especially given Texas’ history of droughts and water shortages. The Texas Water Code, which governs water allocation and rights, has undergone several modifications to ensure equitable distribution while respecting private property ownership. Senate Bill 8, passed in 2021, required the development of a statewide flood plan to mitigate flood risks, especially in light of hurricanes and other natural disasters. While this initiative was crucial
for public safety and infrastructure resilience, it raised concerns about how new floodplain regulations could impact property owners’ development rights.
Additionally, in 2021, the Texas Supreme Court decided Houston Unlimited, Inc. Metal Processing v. Mel Acres Ranch, where it ruled on how environmental damage claims can be made. The ruling affected how property owners could seek compensation for damages due to nearby industrial activities
that result in pollution or environmen tal degradation. This decision clarified landowners’ standing in environmen tal tort claims, fortifying their rights to seek redress when their land is nega tively impacted by external actions.
PROPERTY TAX AND VALUATION SHIFTS
Property taxation has also seen de velopments that impact individual landowners. Texas’ reliance on proper
ty taxes to fund local governments and schools means that property owners often face rising valuations and tax bills. While the state does not have an income tax — making property taxes an essential revenue source — many property owners have expressed concern about the impact on their rights and financial stability.
In 2019, Senate Bill 2, known as the Texas Property Tax Reform and Transparency Act, was enacted to address these concerns. This statute imposed a 3.5 percent revenue growth cap for cities and counties, above which voter approval would be required. This change was significant in empowering property owners to have a more substantial voice in local tax increases, aligning with the principle of safeguarding property rights by limiting the potential for unchecked tax hikes.
SHORT-TERM RENTALS AND HOMEOWNER RIGHTS
One of the emerging challenges for property owners in Texas is the regulation of short-term rentals (STRs) such as those facilitated by Airbnb and VRBO. While these platforms have offered new economic opportunities for homeowners, they have also led to disputes over community impact, zoning laws, and property rights.
Cities like Austin and San Antonio have enacted ordinances that restrict STRs, citing noise complaints, traffic issues, and housing market disruptions. In contrast, advocates for STRs argue that such ordinances infringe on the fundamental right of property owners to use their land as they see fit. The debate over STRs reached the Texas Supreme Court in Zaatari v. City of Austin, where plaintiffs contended that the city’s stringent regulations violated their property rights. While the case is still a point of contention, it exemplifies how new forms of property usage are testing the limits of individual rights against regulatory interests.
The past decade in Texas has been marked by significant legislative and judicial developments that have impacted property rights. From eminent domain reforms and zoning laws to environmental regulations and short-term rental debates, the balance between landowner protections and government authority remains a dynamic and evolving aspect of the state’s legal landscape.
Despite new regulatory pressures, Texas has remained committed to reinforcing individual property rights through legislative measures that aim to ensure transparency, fairness, and respect for landowners’ interests. While certain legislative changes have placed new obligations or limitations on property use, they have also provided avenues for landowners to voice their concerns and influence future policy.
As Texas continues to grow and face challenges related to urbanization, environmental sustainability, and economic development, the protection of property rights will remain an important battleground. It is essential for policymakers, property owners, and legal advocates to engage in discussions that uphold the principles of private property while adapting to the changing needs of the state. Through balanced and thoughtful legislation, Texas can continue to safeguard the property rights that are foundational to its history and prosperity.
by Ann Marie Kennon • photos courtesy Janice Bowman
From Legacy to Innovation the evolution of BOWMAN OUTDOOR LIVING
In the heart of Georgetown, Bowman Outdoor Living has flourished through resilience, vision, and an unwavering commitment to quality craftsmanship. Owned and operated by Janice Bowman and her husband Jody Robinson (right), it is a testament to hard work, adaptability, and a passion for creating beautiful outdoor spaces. What began as Bowman's father’s venture has since evolved into a thriving business that meets the ever-changing needs of modern homeowners and businesses.
Roots in Hard Work and Determination
Janice Bowman was no stranger to the world of construction and business. Her father, Charles Petru, a general contractor, once ran multiple hot tub and spa stores but faced significant setbacks during the economic downturn of the late 1980s. Never one to quit, he rebuilt from the ground up, instilling a strong work ethic in his daughter. Meanwhile, Bowman was forging
her own path—graduating from the University of Texas and building a career in pharmaceutical sales before making her mark in the outdoor living industry.
Robinson is a sixth-generation Austin-area native who grew up with long-standing community ties. Though he plays a vital role in the company, he often jokes that he works for his wife. Their partnership, in marriage and business, is a blend of expertise, shared values, and deep respect for the foundation laid by Bowman’s father.
The Opportunity That Changed Everything
In the mid-1990s, Bowman was presented with an opportunity to work with Del Webb to develop Sun City in Georgetown. Though initially hesitant due to limited bandwidth, she arranged the meeting for her father, which set the stage for what would become a transformational era for their small business.
Starting with decks, their new company quickly became known for quality and craftsmanship. Soon, they were asked to build flagstone patios, prompting Petru to acquire masonry skills. From there, slow and steady growth defined their journey and each successful project opened the door to new opportunities, including commercial contracts and large-scale retaining walls.
A Strategic Shift: Outdoor Living
By the early 2000s, the business had grown beyond a small kitchen-table operation. Bowman, who had left her corporate job to focus on raising her family, found herself increasingly involved in running the business. The company expanded from masonry work to landscaping after Bowman, recognizing an unmet need, took the initiative to learn the trade. With a background in marketing and sales, she immersed herself in industry research, attended seminars, and built relationships with horticulturists. Her hands-on approach — asking questions on job sites, learning from her team, and studying plant species — quickly turned landscaping into a profitable arm of the company.
Recognizing the company’s evolving identity, Janice pushed for a rebrand. The business, originally known as Bowman Construction, transitioned in 2011 to Bowman Outdoor Living. This marked a turning point, aligning their name with their broader vision of creating custom outdoor spaces, including kitchens, fire pits, water features, and more.
Creating a Showroom Experience
One of Janice’s early concerns was credibility. As a growing company handling substantial projects, she wanted clients to feel secure. “It always felt odd taking a $10,000 down payment from someone when I just showed up at their house,” she explains. The need for a centralized business location became evident, leading to their move to their current office space—a classic Georgetown house on a few acres where they could showcase their craftsmanship.
Today, the showroom offers customers an immersive experience where clients touch material samples, view paver designs, and visualize outdoor projects before committing. As well, the addition of in-house CAD specialists allows clients to see 2D and 3D renderings, ensuring their outdoor living dreams align with reality.
Building a Team and a Legacy
With growth came the need for a strong team. Bowman Outdoor Living now boasts nearly 50 employees: seven office staff, three sales professionals, an in-house CAD designer, and multiple landscaping and masonry crews. In addition, they work with trusted subcontractors for specialty projects like plumbing and electrical work.
The loyalty they engender in those employees is a cornerstone of their success. Many team members have been with the company for more than a decade. Bowman and Robinson naturally foster a family-oriented work culture, attending employees’ family events, supporting them through hardships, and encouraging professional growth for and among their team members. Robinson says, “It is a sign of good growth if you can take your C-team and turn them into A-team guys. You create something special. Even though it's tough on us, we are always pleased when our team members learn so much that they go out and build a new company of their own."
Community Commitment and Giving Back
Bowman and Robinson believe giving back to the community isn’t just the right thing to do — it’s also good business sense. They firmly believe success
is not just about revenue, but about investing in people and making a positive impact.
“You can’t keep it if you don’t give it away,”
Bowman says.
“Everything we have is a blessing from God, and we’re just stewards of it. If we don’t reinvest in our community, in people, and in helping others grow, we won’t grow ourselves.”
Robinson adds, “When you’re out in the community, people recognize you, sometimes without you even realizing it. People want to do business with those who contribute to the greater good. We don’t give back with the expectation of getting something in return, but when you build trust, credibility, and relationships through service, the goodwill comes full circle.”
This philosophy extends into action — Bowman Outdoor Living actively supports local initiatives, including St. Helen’s Catholic School, the Annunciation Maternity Home, Oak Ridge Disciple House, and the Williamson County Children’s Advocacy Center. They also provide employment opportunities for individuals in recovery programs, helping them reintegrate into society with dignity and purpose.
Adapting to Market Trends
Bowman says the outdoor living industry has evolved significantly in recent years, particularly due to the lifestyle changes brought about by COVID, when homeowners invested heavily in their own outdoor spaces. This shift cemented outdoor living as an essential home feature rather than a luxury.
Bowman Outdoor Living stays ahead of trends, regularly attending industry expos and incorporating innovations like louvered patio covers, outdoor turf, and xeriscaping. However, they prioritize timeless design over fleeting trends, ensuring that their clients’ investments stand the test of time.
A Legacy That Lives On
In July 2023 Charles passed away at 83, still actively involved in the company he helped build. His legacy — integrity, hard work, and craftsmanship—remains deeply embedded in the business.
Janice and Jody envision Bowman Outdoor Living as a lasting family enterprise, with their children playing roles in design and accounting. Their mission remains the same: to build high-quality outdoor spaces, foster strong community ties, and create a business where employees and customers alike feel valued.
From a small family operation to a leading name in outdoor living, Bowman Outdoor Living is a story of resilience, passion, and purpose—rooted in the past, thriving in the present, and building for the future.
by Joe Austin
3 Must-Have Business Fundamentals
The business world is hyper-competitive and this makes carving out a niche and maintaining a continuous presence critical. To thrive, businesses must adopt and master specific fundamentals that not only differentiate them but also build strong, enduring relationships with their customers.
Three particular fundamentals stand out from the crowd: avoiding competition based purely on price, offering exceptional value, and crafting compelling messaging. These principles form the bedrock of sustainable success and growth.
1. Be Unique and Not Compete on Price
In a landscape crowded with offerings, attempting to under price the competition can become a perilous race to the bottom. Businesses that compete predominantly on price are choosing to sacrifice margins and are conditioning customers to always look for another discount. Instead, focusing on value provides a competitive edge that transcends price wars.
A unique selling proposition (USP) can emerge from offering exclusive features, specialized services, proprietary technology, or even an extraordinary customer experience. By establishing a USP, businesses can create a strong identity that resonates with their targeted audience. For instance, Apple doesn’t just sell smartphones; it sells innovative, high-end devices that integrate seamlessly for a premium user experience. This USP breeds loyalty and allows Apple to maintain premium pricing without direct pricebased competition.
Therefore, the key is to delve deep into what makes your business unique. If you currently do not have a USP, you need to find one… fast.
2. Provide Exceptional Value
In today’s market, merely meeting expectations is no longer sufficient. Businesses must strive to exceed expectations consistently to engender trust and sustain long-term relationships.
Exceptional value is multi-dimensional; it encompasses superior product quality, remarkable customer support, and the overall customer experience. For example, companies like Zappos have built their reputation on exceptional customer service. The online retailer’s approach to putting the customer first (offering free returns and 24-hour support) has created a loyal customer base willing to pay a premium.
Providing extraordinary value requires businesses to continually innovate and improve their offerings. This could mean incorporating customer feedback, investing in staff training, or utilizing advanced technologies. It's about creating a value proposition so compelling that customers feel they are receiving unmatched benefits that justify any premium they might be paying.
3. Compelling Messaging
Having a USP and providing exceptional value are integral, but if these fundamentals aren't effectively communicated, they might as well not exist. This is where the power of compelling messaging comes into play. Clear,
consistent, and persuasive communication is essential to articulate your uniqueness and extraordinary value. Effective messaging is multifaceted. It involves understanding your audience's needs, problems, desires, and speaking directly to them. It’s about crafting messages that resonate on an emotional level, demonstrating empathy, and showcasing how your business stands out in a crowded marketplace. Take Dove’s "Real Beauty" campaign, which shifted the dialogue from traditional beauty standards to celebrating natural beauty. This resonated deeply with many, reinforcing Dove's USP and their exceptional value in the beauty industry.
Compelling messaging leverages various channels — social media, content marketing, email campaigns, and more — to reach and engage your audience where they are most active. Consistency across all platforms ensures your value proposition remains clear and intact, strengthening your brand’s position.
PUT THE PLAN IN ACTION
Steering a business towards sustained success requires more than just a great product or service. It involves cultivating a USP that transcends price competition, consistently offering extraordinary value, and effectively communicating this distinctiveness and value through compelling messaging. By mastering these three fundamentals, businesses can stand out in a crowded market while building lasting relationships with customers.
JOE AUSTIN
by Ann Marie Kennon
MOVE PEOPLE ON THE
JUDGE BILL GRAVELL
Williamson County Judge Bill Gravell announced his resignation from Commissioners Court March 11, having been tapped by the Trump administration to serve as Region 6 advocate for the U.S. Small Business Administration (SBA) Office of Advocacy. Aside from national press releases and network attention, he is one of only three individuals hired in an agency that was directed by Executive Order to terminate thousands. The Judge says, "I am honored to serve the President and the 4.5 million businesses that make up Region 6. I look forward to working on their behalf across Texas, Arkansas, Louisiana, New Mexico, Oklahoma, and advocating on their behalf." Judge Gravell has already completed his onboarding process and is reaching out to companies familiar to the Austin metroplex but who also have offices around the region. His duties include meeting with and speaking to city councils, members of congress, and more.
STEVE SNELL
Williamson County Commissioners Court appointed Steven Snell as county judge following the resignation of Judge Bill Gravell. Snell, former superintendent of Liberty Hill ISD, led the fast-growing district through major expansions, including two bond elections totaling more than $1 billion. A longtime education and civic leader, Snell will serve until the next general election in November 2026. He was sworn in on April 21.
AGUSTIN "AUGUST" ALVARADO
August transitioned from his role as Deputy Chief of Staff to U.S. Representative John Carter to become the Director of District Court Administration for Williamson County, Texas. In his current position, he provides primary staff support to the Local Administrative District Judge, The Honorable Betsy Lambeth, coordinating operations for the District Courts as a unit. This move reflects his continued commitment to public service, shifting from a federal legislative role to a key administrative position within the county's judicial system.
MIKE LUGO
Lugo was sworn in as Williamson County Fire Marshal, following his appointment by the Commissioners Court for a two-year term. With 22 years of fire and EMS leadership experience, Lugo brings a commit-
NUMBERS BY THE
Williamson County unemployment rate, below the state and national averages.
7%
Increase in average annual compensation for employees in the county year-over-year, reflecting demand for skilled labor.
10
Number of Fortune 500 company headquarters or regional offices located in Williamson County, contributing to the growth in white-collar jobs.
12
Major corporate relocations and expansions in Williamson County in the last five years, bringing thousands of jobs and millions in capital investment.
18%
Growth in retail sales in the county have grown in the last calendar year.
20%
Expansion of Wilco healthcare sector since 2019, with several new hospitals and clinics opening in the area.
ment to enhancing fire prevention, safety education, and community preparedness. Previously serving as Fire Chief in League City, Texas, Lugo managed daily operations, developed long-term plans, and ensured emergency services kept pace with growth.
Lugo holds a bachelor’s degree in fire administration and advanced certifications, including Chief Fire Officer designation.
REBECCA CLEMONS
Clemons was appointed as Williamson County's first-ever county manager, a significant new role created to manage the county’s administrative operations and growth. This position was introduced to provide direct supervision over various management and administrative staff and to support departmental and long-range planning while ensuring compliance with policies and strategic goals. Clemons previously served as the senior director of human resources for Williamson County.
CHRISTIAN KURTZ
Liberty Hill, Texas, welcomed Christian Kurtz as its new Director of Economic Development. Bringing extensive experience from a similarly rapidly growing city, Kurtz is set to steer Liberty Hill through its expansion challenges with innovative strategies tailored to local needs. His primary goals include boosting sales tax revenue and creating quality jobs to enhance services while keeping taxes low. Kurtz's appointment promises dynamic leadership aimed at fostering sustainable economic growth and enriching the community.
22%
Growth of small businesses (fewer than 50 employees) in the county over the last three years.
25%
Increase in new Williamson County business licenses issued in the past three years.
85%
Average employee retention rate among top employers in the county.
2,000
Acres of new land added to Williamson County parks, bringing the total to over 10,000 acres.
3,500
Number of individuals trained and certified by local community colleges and workforce programs in high-demand fields such as IT, healthcare, and skilled trades in the past year.
5,000
Number of new jobs created by businesses in Williamson County in the past year.
$8,000
Average salary increase in the county over the past 3 years; $55,000 to $63,000.
$92,000
Median household income in Williamson County; higher than the national average of about $70,000.
$450,000
Current average home price in Williamson County, a 12% increase year-over-year.
$500 MILLION
Small business loans issued by area banks and credit unions in the last three years.
$1 BILLION
County funds committed to infrastructure projects over the next five years, focusing on road expansions and public transportation improvements.
$1.5 BILLION
Annual revenue generated by tech industry businesses in Williamson County, making it one of the county’s most lucrative sectors.
BUSINESS BRIEFS
ROUND ROCK
Mars Auto, a leader in autonomous vehicle technology, is relocating its U.S. operations from Dallas to Round Rock, Texas. This strategic move supports Mars Auto's mission to innovate and expand in key tech hubs across the U.S. The company, based in South Korea, launched its first autonomous truck operations in 2023 and is now bringing its camera-centric AI model for long-haul logistics to the American market. CEO Ilsu Park expressed excitement about the expansion, emphasizing the opportunity to create jobs and collaborate with the local tech community. Round Rock Chamber welcomed the move, highlighting its alignment with local economic growth.
LIBERTY HILL
A new 148,000-square-foot Target store is headed to Liberty Hill as part of the upcoming Liberty Hill Crossing shopping complex. According to a Texas Department of Licensing and Regulation filing, construction on the $22 million project is set to begin in July 2025, with completion expected by June 2026. Located at US Highway 183 and State Highway 29, the store will be larger than most Targets, and bigger than Austin’s largest H-E-B.
JARRELL
Labatt Food Service, a San Antonio-based food distributor with nearly $2 billion in annual sales, is considering an expansion in Jarrell, Texas, that could bring significant economic benefits to the area. The project involves a $42 million investment to build approximately 150,000 square feet of warehouse and distribution facilities on a 48-acre site along Ronald W. Reagan Boulevard. The development could create numerous jobs. Williamson County and Jarrell city officials discussed tax abatement and incentives for Labatt, although no formal decisions have been made.
TAYLOR
KRXT 98.5 radio station was purchased by cattleman Jim Schwertner and relocated to Taylor, thanks to an agreement between the Taylor Economic Development Corporation (TEDC) and the Cowboy Broadcasting Network. Underpinned by a $65,000 economic development grant from the TEDC, the move promises to create at least 10 new jobs and adds a new voice to Taylor’s media scene. Broadcasting favorites like Jay Davis and Bob Cole now share their programs from historic downtown Taylor. TEDC Chairperson Betty Day celebrates this development as a milestone for Taylor, enhancing its profile as a burgeoning business hub in Central Texas. This initiative marks a fulfilling moment for Cowboy Broadcasting, culminating a long-held dream to bring the radio station back to Taylor.
Bowman Outdoor Living has been transforming outdoor spaces in Georgetown, Texas for over 30 years. Our team is dedicated to creating beautiful, functional, and sustainable luxury landscapes tailored to your unique needs. We specialize in landscape design, installation, hardscaping, outdoor kitchens, and more. With a commitment to quality craftsmanship and customer satisfaction, we excel at bringing your outdoor living dreams to life.
