Released by Dallas-based nonprofit Child Poverty Action Lab, the spring report analyzes the difference in the city’s rental housing supply and its demand for low-income housing.
The big picture
In Dallas, four main factors drive the housing gap, according to the report:
- Rapid regional growth
- Prevalence of low-wage jobs
- Insufficient delivery of affordable units, especially in high-opportunity areas
- Rapid increase in rents
Since 2010, 10% of new housing rental units have been deed-restricted affordable housing units, meaning they are legally restricted to remain affordable to low- or moderate-income households, according to the report. At the same time, rent prices have steadily increased over the last decade, especially since the COVID-19 pandemic.
What the experts say
As North Texas’ population has grown, its housing supply has failed to grow at the same rate.
Ashley Flores, executive director of Child Poverty Action Lab, said during a July 20 webinar discussing the report that the city built about the same number of rental units from 2010-19 as it did from 2000-09. But the population grew exponentially more during the 2010s than it did the 2000s, she noted.
“Affordability was looking pretty good,” Flores said. “We had lots of new units for every new resident coming in [from 2000-09]. That was not true from 2010 and beyond. That helps explain why we’re in this current pinch.”
By the numbers
Using 2021 data, Child Poverty Action Lab experts determined Dallas has a 33,660-unit housing supply gap for residents earning 50% or less of the area’s median income. They project that gap to increase to 83,503 units by 2030.
The rental housing supply gap is expected to affect higher-income households as well. By 2030, households earning up to 80% of the area’s median income could face a housing shortage of 23,300 units, according to the report.
Who it affects
Black renters, households with children and seniors are disproportionately affected among cost-burdened renters, according to the report. Renters are considered cost burdened if they spend more than 30% of their income on housing.
Flores said during the webinar that almost half, 48%, of Dallas’ entire renter population is considered cost burdened. About 55% of Dallas renters who are Black, are a senior or have children are housing cost burdened, according to the report. That rate jumps to 74% for single parents with children.
“Now for some, that might be a choice. Maybe they really wanted that super nice luxury unit, so they’re choosing to spend more,” Flores said during the webinar. “But for most people, it’s not a choice. They’d rather spend less on rent but don’t have as many affordable options.”Also of note
From 2010-22, Dallas built 6,140 affordable housing units. But deed-restricted affordable housing has remained concentrated in southern Dallas, and new market-rate housing developments have been focused in the northern areas of the city.
Housing experts said affordable housing should instead be focused on “high-opportunity” areas with low poverty rates. Ann Lott, executive director of the Inclusive Communities Project, a nonprofit organization that works to expand fair and affordable housing opportunities for low-income families, previously told Community Impact that it’s essential to place low- and mixed-income housing in affluent neighborhoods, such as Lake Highlands and Lakewood.
District 10, which includes most of Lake Highlands, does have the most affordable housing units of any council district with 36,854 units, according to a 2021 memo from the Dallas Department of Housing and Neighborhood Revitalization. However, only 830 of those units are dedicated to residents who make 30% or less of the area’s median income, while 23,818 are for residents who make 80% of the median income.
Despite having the most affordable housing units, District 10 has the second-highest percentage of housing cost-burdened residents after District 8 in south Dallas. About 53% of District 10 residents are housing cost burdened, compared to 44% in District 9, which includes Lakewood.
Child Poverty Action Lab's full housing needs assessment report can be viewed here.
