Consultant CZB told Garland council on Nov. 3 that the city faces a structurally challenged housing market: lower than regional prices but a significant share of households that still cannot meet local housing costs.

Key findings: CZB mapped the city into submarkets and concluded the most leverageable public investments are geographically targeted — focusing on legacy neighborhoods nearest downtown and key nodes along Garland Avenue, Bridal and Northwest corridors. The firm said Garland needs a combined approach: continue citywide capital maintenance while concentrating additional public resources on revitalizing middle neighborhoods and stabilizing the oldest housing stock. CZB estimated a two‑decade strategy costing roughly $4–5 million per year to produce the leverage needed to change market dynamics.

Demonstration house and Chapter 380 test: Staff updated the council that the Garland Housing Finance Corporation has acquired 801 Woodland (in Freeman Heights, the current 'Where the Heart Is' neighborhood) to serve as a demonstration rehab/addition. The purpose is twofold: (1) provide an educational example for neighbors of cost and scope for typical upgrades (kitchen, bathroom, small additions), and (2) provide financial data for what a bounded Chapter 380 incentive might need to offer for a larger program. Staff said an early assessment showed renovation costs were near rebuild costs for this small home, so the committee chose to pursue a remodel example in order to demonstrate feasible projects to homeowners.

Why it matters: CZB emphasized that legacy neighborhoods require proportionally larger public subsidies to stabilize because of deferred maintenance and appraisal gaps. The demonstration house will inform program design and outreach and is planned to be accompanied by neighborhood engagement (block party, surveys and open house) and education about permitting and contractor options.

Next steps: CZB will deliver a draft report that includes neighborhood typologies and recommended incentive approaches in December. Staff will complete inspections and refine cost estimates for 801 Woodland and use the model to calibrate a potential bounded Chapter 380 offering and outreach strategy.