Today's affordable housing serves the people who keep our communities running: teachers, first responders, veterans, bus drivers, baristas, delivery drivers — everyday Texans who deserve a safe, affordable place to live. "Everyone wants their morning coffee or next-day deliveries," says Spicer. "But the people who make that possible need a place to live, too." Despite these realities, the Two-Mile Rule continues to treat every development the same, ignoring the evolution in how, and for whom, affordable housing is built. Campbell notes that the rule technically only applies in counties with over one million people. But in urban areas, it still seems an imperfect fit. Policies built decades ago for a different time can't keep pace with today's needs. If Texas truly wants to expand housing opportunities, we need smarter, more flexible rules that reflect what affordable housing really is — not what it used to be. Solutions Worth Fighting For
So how do we fix it? Here’s what industry leaders suggest: Carve out an exemption for preservation developments from the Two-Mile Rule. Preservation shouldn't be penalized for proximity. And saving an existing community shouldn't block new supply. Prioritize policies that promote BOTH preservation and new development. We need a true net gain, not trading one for the other. Create additional funding streams for preservation. Right now, funding for preserving existing properites pulls from the same limited tax credit pool as new developments. Dedicated resources could ease the strain and save more properties. In the 88th Legislature, the first State Tax Credit program was authorized, but not sufficiently funded. This is one possible source of funding for these developments. Reform local and state rules to reflect population density and urban context. For example, a two-mile
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Te x a s A f f o r d a b l e H o u s i n g M a g a z i n e
radius in downtown Austin spans areas on different sides of the city, each with distinct neighborhoods that could never be described as being in the same area and shouldn't be treated as such. Continue reshaping public perception. Affordable housing isn’t what it used to be — and that’s something Texans can be proud of. “Affordable housing today is attractive, built to high standards, and essential,” says Campbell. “We’re not just housing people. We’re strengthening communities.” Plus, those eligible for this housing go well beyond the lowest income households. Many certified and degreed professionals meet the income necessary to live in these high quality communities. The good news is, awareness is growing, conversations are happening and TAAHP is working tirelessly to advocate for smarter policies. The choice is clear: We can keep patching holes and fall further behind. Or embrace the idea that preservation and new development are not enemies and build momentum for the future.