This morning, Paige and I had the opportunity to attend the Denton Chamber of Commerce's December Membership Luncheon at DATCU Stadium's HUB Club. As real estate professionals serving the Alliance corridor, we believe staying informed about regional policy and infrastructure decisions isn't just good business practice—it's essential to serving our clients well.
The event featured Andrea Coker, Chief Advocacy Officer, and TJ Gilmore, Vice President of Strategic Partnerships (and Mayor of Lewisville), both from the North Texas Commission. Their "Regional Year in Review" presentation covered three critical issues that will shape the future of North Texas real estate: water infrastructure, transportation investments, and property tax reforms.
Here's what every homeowner, buyer, and investor in North Texas needs to know.
Water Infrastructure: Planning for Long-Term Growth
One of the most important topics addressed in the presentation was Texas's long-term water infrastructure needs and the proactive steps being taken to address them.
The Numbers:
- Texas needs $154 billion by 2050 for water infrastructure
- Currently funded: $20 billion (13% of identified needs)
- This includes $59B for new water supply, $74B for infrastructure maintenance, and $21B for wastewater systems
What This Means for North Texas:
In May 2025, the Texas Legislature passed Senate Bill 7 and House Joint Resolution 7, establishing a framework to invest $1 billion annually from 2027 through 2047 into the Texas Water Fund. Texas voters overwhelmingly approved Proposition 4 in November 2025, dedicating a portion of sales tax revenue to make this funding possible.
This represents a historic and forward-thinking investment in water infrastructure. While experts acknowledge more funding will be needed over time, this $20 billion commitment demonstrates that state leaders are taking the long-term water supply challenge seriously.
Why This Matters:
With Texas adding approximately 1,000 new residents every day and the state's population projected to reach 53.2 million by 2080, planning for adequate water supply is essential for sustainable growth.
For homebuyers and investors, this means:
- Water availability is becoming an increasingly important factor in development planning
- Communities with secured water supplies are well-positioned for long-term stability
- Regional water planning through entities like the North Central Texas Council of Governments helps ensure the Alliance corridor is prepared for future growth
- These infrastructure considerations are part of smart, long-term property decisions
The good news is that leaders across North Texas are actively engaged in regional water planning, and the funding mechanisms are now in place to address future needs systematically.
Transportation: A Record $148 Billion Investment
Texas is making unprecedented investments in transportation infrastructure—and this is great news for North Texas.
The Investment Breakdown:
In August 2024, Governor Greg Abbott and TxDOT announced a record $148 billion investment in Texas transportation infrastructure over the next decade. This includes:
- $104 billion through the 2025 Unified Transportation Program (UTP)
- $43 billion for development and routine maintenance
- $1.9 billion increase for Texas Clear Lanes congestion-relief projects
- $17.3 billion dedicated to safety initiatives
- $1.7 billion for rural corridors and economic hub roadways
What This Means for the Alliance Corridor:
Many of these projects target roadways on Texas's "100 Most Congested Roadways" list. For our area, this includes continued investment in:
- I-35E corridor improvements
- Loop 288 enhancements
- US 380 expansion (critical for McKinney and points east)
- Local connectivity projects that reduce congestion in Denton, Argyle, and surrounding communities
For homebuyers and investors:
- Improved transportation infrastructure increases property accessibility
- Reduced commute times make communities more attractive to buyers
- Areas near planned transportation improvements often see appreciation
- Business development follows infrastructure investment
When we talk about "location, location, location," we're not just talking about where a property sits today—we're talking about how infrastructure investments will transform that location tomorrow.
Property Tax Relief: What Homeowners Need to Know
Property taxes remain one of the most significant concerns for Texas homeowners, and 2025 brought substantial changes.
The Recent Reforms:
Governor Abbott signed three major property tax relief bills into law in June 2025:
Senate Bill 4: Increases the mandatory homestead exemption from $100,000 to $140,000
- Applies to all homeowners with a homestead exemption
- Takes effect for 2025 tax year (retroactive)
- Average homeowner saves approximately $500-$1,200 annually
Senate Bill 23: Additional relief for seniors and disabled homeowners
- Increases their total homestead exemption to $200,000
- At least 80% of Texans age 65+ would be exempt from school district M&O taxes
- Combined with SB 4, senior homeowners could see savings of $938-$1,400+ annually
House Bill 9: Business property tax relief
- Increases business personal property exemption from $2,500 to $125,000
- Covers equipment like computers, printers, and specialized vehicles
- Dramatically reduces tax burden on small businesses
Understanding the Impact:
In nearly half of Texas school districts, the average home value sits below $140,000, meaning the average homeowner in those districts will effectively pay zero property taxes toward public schools' maintenance and operations.
For the Alliance corridor, where home values typically exceed this threshold, homeowners still see substantial savings. When combined with school tax rate compression (funded separately by the Legislature), most homeowners are experiencing meaningful relief.
Important Context for Buyers:
While these reforms provide relief, property taxes in Texas remain higher than many states because:
- Texas has no state income tax
- Property taxes fund public schools, emergency services, infrastructure, and local government
- Rising property values can offset some of the exemption benefits
When evaluating affordability, buyers should:
- Request tax estimates based on current exemptions
- Understand that improvements to property may increase assessed value
- Consider the full tax picture, including MUD taxes in some new developments
- Remember that Texas's lack of income tax is part of the overall tax equation
Why This Matters: The "Unintentional Investor" Perspective
We often talk about homeowners as "unintentional investors"—people who bought a home to live in, not realizing they were making one of the most significant investment decisions of their lives. Paige and I have lived this ourselves, buying and selling six homes over 13 years, each time learning the lesson: you make your money when you buy, not when you sell.
Understanding regional infrastructure and policy decisions is crucial to making smart buying decisions because:
1. Infrastructure Drives Property Values A home in a community with secured water supply, excellent road access, and manageable taxes will always be more valuable than one without these fundamentals.
2. Regional Planning Affects Individual Properties The decisions being made by the North Texas Commission, local chambers, and municipal governments today will determine which areas thrive tomorrow.
3. Smart Buyers Think Long-Term Whether you plan to stay 5 years or 50 years, understanding the trajectory of your community helps you choose wisely.
4. Local Expertise Matters Working with real estate professionals who attend events like this, who understand regional trends, and who can connect policy decisions to property implications gives you a competitive advantage.
The Role of the North Texas Commission
For those unfamiliar, the North Texas Commission is a public-private partnership established in 1971 that serves as a regional advocacy organization. They:
- Market the North Texas region for economic development
- Advocate for regional priorities at state and federal levels
- Foster collaboration among businesses, cities, counties, and educational institutions
- Provide data and research to inform policy decisions
Andrea Coker brings extensive communications and government affairs experience, having previously worked with Visit Dallas, served as Communications Director for U.S. Rep. Beth Van Duyne, and founded her own political communications firm.
TJ Gilmore serves dual roles as the North Texas Commission's VP of Strategic Partnerships and as Mayor of Lewisville. His background in local government, including his chairmanship of the Denton County Transportation Authority, gives him unique insight into the infrastructure challenges facing our region.
Their presentation offered a rare opportunity to hear directly from regional leaders about the issues shaping North Texas's future.
What We're Watching in 2026
As we head into the new year, here are the key trends we'll be monitoring:
Water Policy Implementation
- How will the $20 billion be allocated?
- Which communities secure water supply first?
- How do water considerations affect development patterns?
Transportation Project Rollouts
- Which congestion relief projects break ground?
- How do improved road networks change commute patterns?
- Where do businesses choose to locate based on infrastructure?
Property Tax Dynamics
- Will rising home values offset exemption increases?
- How do MUD taxes factor into overall affordability?
- What additional reforms might the Legislature consider?
Regional Growth Patterns
- Where are the 1,000+ daily new Texans choosing to live?
- How does the Alliance corridor position itself for growth?
- Which communities are planning most effectively?
Our Commitment: Spirit-Led Counsel and Straight Talk
At Miranda Realty Team and Alliance Network, our mission has always been to provide "Spirit-led counsel and straight talk (no fluff)." That means:
- Attending events like this to stay informed
- Sharing insights that help you make better decisions
- Connecting regional trends to individual property decisions
- Serving you "for the glory of God and the good of others"
We don't just sell houses. We help families make informed decisions about one of life's biggest investments.
Whether you're:
- A first-time buyer trying to understand affordability
- An out-of-state relocator evaluating North Texas communities
- A current homeowner wondering about your property's trajectory
- An "unintentional investor" ready to leverage your equity
...we're here to provide the local expertise, regional knowledge, and straight talk you need.
Your Turn: What Matters Most?
Infrastructure = property value.
If you're buying in North Texas, which matters most to your long-term investment: reliable water supply, less traffic, or lower property taxes?
We'd love to hear your thoughts. Drop a comment below or reach out to us directly. These conversations help us serve our community better.
Connect With Us
Miranda Realty Team | Alliance Network
Serving Denton, Argyle, Northlake, Justin & the Alliance Corridor
Our Tagline: Love where you live, profit when you leave.
Our Approach: Spirit-led counsel and straight talk (no fluff)
Our Specialty: New construction, first-time homebuyers, and out-of-state relocations in the Alliance Texas corridor
Want to stay informed about regional trends affecting your property values? Follow Alliance Network for hyper-local intelligence on the Alliance corridor and Miranda Realty Team for expert guidance on buying and selling.
Because when it comes to real estate, knowledge isn't just power—it's profit.
About the Authors:
Edson and Paige Miranda are co-founders of Alliance Network and the Miranda Realty Team, specializing in real estate in the Alliance Texas corridor. They've personally bought and sold six homes over 13 years, learning firsthand the lessons they now share with clients: you make your money when you buy, not when you sell.
