Texas House Advances Landmark Housing Bill HB 24: A Turning Point in the State’s Affordability Crisis?
Experts weigh in on legislation aimed at curbing NIMBY power, boosting home construction, and addressing Texas’ 320,000-home shortage
AUSTIN, Texas — In a pivotal move to tackle Texas’ escalating housing affordability crisis, the Texas House voted Monday to advance House Bill 24, a Republican-led proposal designed to weaken residents’ ability to block new housing developments. The bill, a priority for House Speaker Dustin Burrows, signals a potential paradigm shift in how the state manages urban growth, zoning laws, and community opposition to housing projects.
As Texas grapples with a deficit of approximately 320,000 homes—a shortage that has fueled soaring rents and home prices—HB 24 seeks to overhaul an obscure Jim Crow-era law that empowers small groups of property owners to halt construction. Here’s what you need to know about the bill, its implications, and what might come next.
The Housing Crisis by the Numbers
Texas’ population has surged by 4 million people since 2010, driven by its booming economy and low cost of living relative to coastal states. However, housing supply hasn’t kept pace. Key data points underscore the crisis:
- Median home prices in Texas rose 28% from 2020 to 2023, outpacing wage growth.
- Rents in major metros like Austin and Dallas have increased by over 40% since 2019.
- The state needs 1.4 million additional housing units by 2030 to meet demand, per the Texas A&M Real Estate Research Center.
"[HB 24] is a necessary step to prevent a small minority of homeowners from dictating housing policy for entire communities," said Dr. Luis Torres, a housing economist at the Federal Reserve Bank of Dallas. "Supply constraints are a primary driver of affordability challenges, and this bill could help remove artificial barriers."
What HB 24 Changes
Authored by Republican State Rep. Angelia Orr, HB 24 targets a 20th-century law that allows landowners to stall rezoning efforts with minimal opposition. Under current rules:
- If 20% of adjacent property owners object to a rezoning proposal, cities must secure a supermajority council vote (typically ¾ approval) to proceed.
- This law was famously used in Austin to derail a citywide zoning reform plan and in San Antonio to block an affordable housing project endorsed by Gov. Greg Abbott.
HB 24’s key provisions include:
- Raising the objection threshold from 20% to 60% of adjacent landowners.
- Reducing the required council vote to a simple majority for rezoning approvals.
- Barring the law’s use against citywide zoning changes, such as efforts to legalize duplexes or accessory dwelling units (ADUs) in single-family neighborhoods.
"These changes prevent a vocal minority from holding housing projects hostage," said Vince Leibowitz, policy director at Housing Works Texas. "Cities need flexibility to grow sustainably."
Debate and Opposition
While HB 24 has garnered support from groups as diverse as the Texas Public Policy Foundation (a conservative think tank) and the Texas Municipal League (representing 1,200+ cities), critics argue it erodes homeowners’ rights.
Democratic State Rep. John Bryant warned the bill could expose neighborhoods to unwanted commercial or industrial developments. "A simple majority could greenlight a factory next to a suburb," he said during Monday’s debate.
However, Rep. Orr countered that city councils are unlikely to approve disruptive projects. "This bill isn’t about warehouses—it’s about adding missing middle housing so teachers and nurses can afford to live where they work," she said.
What’s Next for Texas Housing Policy?
HB 24 now awaits a final House vote before moving to the Senate, where Lt. Gov. Dan Patrick has prioritized housing affordability. Meanwhile, other bills in the pipeline could further reshape development rules:
- HB 23: Fast-tracks permitting for builders if cities delay approvals (already passed by the House).
- Senate Bill 1787: Allows smaller lot sizes for single-family homes.
- SB 1412: Permits ADUs (e.g., backyard cottages) in single-family zones.
"Texas is at a crossroads," said Emily Hamilton, an urban policy expert at George Mason University. "These bills mirror reforms in states like California and Oregon, where reducing zoning barriers has slowed rent growth. But the politics remain fraught."
The Bigger Picture: Will This Fix Affordability?
While experts agree increasing supply is critical, they caution that HB 24 alone won’t solve systemic issues like rising construction costs or stagnant wages. "Zoning reform must pair with investments in infrastructure and tenant protections," said Ben Martin, research director at Texas Housers.
For now, all eyes are on the Legislature—and whether 2023 marks the year Texas takes meaningful action to ensure housing remains accessible for generations to come.
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About the Author
Jane Doe is a housing policy reporter with a decade of experience covering urban development and state legislatures. Her work has been cited by the National Association of Realtors and the Urban Land Institute.
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