Description

In this episode of the Texas Land Guys Podcast, Tom Dosch, Tim Dosch, and David Marshall explore how growth continues to drive Texas forward, whether through the structured framework of zoning or the flexible, unzoned approach. Drawing on decades of experience in land brokerage and development, they compare the vastly different landscapes of Dallas-Fort Worth (DFW) and Houston.  

The discussion dives into DFW’s regulatory clarity and municipal planning, contrasting it with Houston’s market-driven, unrestricted environment. They examine the challenges developers face in both cities—from navigating zoning codes and political shifts in North Texas to managing fragmented sites, rising land costs, and infrastructure constraints in Houston.  

One key takeaway emerges: despite barriers—whether political, logistical, or regulatory—growth finds a way. From high-end urban projects to workforce housing in the suburbs, market forces continue to shape both regions in powerful ways.  

For anyone involved in Texas real estate—developers, investors, planners, or landowners—this episode offers a grounded, insightful look at how growth adapts, evolves, and ultimately pushes forward, zoning or no zoning.  

Key Takeaways

• Houston’s “No Zoning” Reality: How it creates both complexity and character — and why developers still flock there

• Dallas vs. Houston: Comparing two of the nation's fastest-growing metros — and why zoning isn't the only limiting factor

• Suburban vs. Infill Strategies: Where multifamily and master-planned developments are working — and why

• Barriers to Supply: Why utilities, pricing, and politics often limit new development more than regulation

• Character vs. Cleanliness: How edgy, vibrant neighborhoods like EaDo and the Heights often outperform more “institutional” areas

• Political Winds & Zoning Pressure: How city council turnover and resident sentiment shift policy over time

• Where to Build: The team shares go-to submarkets for multifamily growth and areas that developers should approach with caution

In This Episode:

• [00:00:00] Introduction
• [00:01:59] Developer hesitation around Houston's lack of zoning
• [00:03:33] The complexity of real estate development in Houston’s unzoned market
• [00:05:05] Challenges for new-to-Houston developers navigating a market without zoning regulations
• [00:07:21] Challenges in the infill market with pricing, site assembly, and utilities
• [00:09:42] Misconception about Dallas: zoning limitations and supply constraints
• [00:13:36] Zoning challenges and municipal fragmentation in the Dallas-Fort Worth metroplex: 180 cities, 180 zoning challenges
• [00:16:04] Houston case studies: How zoning and lack thereof shaped areas like Sugar Land, The Woodlands, the Heights, and Edo
• [00:20:12] Why younger renters drive demand for vibrant, character-filled urban neighborhoods
• [00:22:38] Recommended Houston submarkets for developers concerned about lack of zoning.
• [00:26:31] Developers cycling through the same areas on the city map despite limited development feasibility
• [00:30:58] The impact of Houston’s lack of zoning on development speed and multifamily supply dynamics
• [00:36:57] Benefits of zoning regulations in Dallas compared to Houston’s lack of zoning.
• [00:42:23] How cities tend to become more restrictive and less pro-development as they mature and face increased developer interest.
• [00:43:58] Multifamily development faces political and community hurdles.