Houston-grown partnership completes innovative pilot program promoting affordable housing

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A Houston pilot program created a way to design stylish homes at a fraction of the cost — and in less than half the time. Photo courtesy of BoxPrefab

For families who want to live near downtown, Houston's affordable housing deficit in and around the Inner Loop is no secret.

For thirty years and counting, Houston-based nonprofit Avenue has confronted this reality by creating affordable housing opportunities and comprehensive community development programs for families in Houston neighborhoods.

"One of our chief objectives is to help stabilize neighborhoods and give opportunities for people to stay in the neighborhoods by providing moderately-priced homes," says Robert Fiederlein, Avenue's senior director of real estate development.

After an audit of Houston's Northline neighborhood revealed the community's affordable housing shortage, the Avenue team began to explore various methods to deliver new construction to the community, through sustainable housing at affordable prices. Research of diverse construction methods led Avenue to the innovative solution of prefabricated family dwellings.

In their effort to find a smart, sustainable alternative to traditional construction, Avenue came across BoxPrefab, an innovative off-site construction company that produces precision-built prefabricated homes from design to completion.

BoxPrefab's sustainable-oriented attributes and efficient processes checked all of Avenue's 'must-have' boxes and the two entities kicked off their partnership with their premier pilot program for modular home development.

"We care a lot about bringing affordability to housing and bringing good designs to affordable housing. We were really excited to work with Avenue because we are really in tune with their mission," says Rame Hruska, BoxPrefab's co-founder. "This is a great solution for homeowners."

This housing solution is not your run-of-the-mill "affordable housing." Besides its sleek finishes and modern look, BoxPrefab's modular home design and construction process is practical and ultra-simplified. Using prefabricated components, the company specializes in building homes in a factory, a controlled environment, instead of building on-site, where the construction process is subject to external variables, like rain, inclement weather, or any labor diversions.

The BoxPrefab houses are created offsite and then set up on the property. Photo courtesy of BoxPrefab

"Reliability is a big factor for our clients. There's so many unknowns and variables, from weather to other various delays, so we can really give people a much more definitive price, time and set quality," says Hruska.

After producing the factory-built components, BoxPrefab then assembles the prefabricated modules on the home's lot. With this streamlined process, BoxPrefab is able to build homes faster and in a more systematic manner, all while reducing waste output and overall cost.

"We have confidence that if we placed higher orders, costs would go down," Fiederlein says. "This could be a way to build less costly affordable housing. Construction costs came out $130 per square foot, which is comparable to the other site-built homes that we're working on right now.

"Another thing we've learned was that we can do it in half the time as a site build," Fiederlein continues. "It takes six to seven months to build a site-built home and we completed this home in just over three months. Russell, with tighter scheduling, said he could've built quicker. We can half the time it would normally take. As you know, time is money."

BoxPrefab's construction process, fiscal efficiency and waste output reduction is exactly what Avenue was looking for in a partner. Together, the two entities successfully completed their pilot program by placing a three-bedroom-two-bathroom prefabricated home on the market in Houston's Northline neighborhood.

"We're really excited about this potential and see it as becoming a much more standard way to build," Hruska says.

Prefabricated building options are considered the future of construction, due to its increased reliability and quality in the construction process, Hruska says. Based on the success of their pilot program, Avenue anticipates investing in more modular housing in the future. BoxPrefab, while Houston-based and focused, has their sights set on expanding regionally, to service more clients with prefabricated solutions, says Russell Hruska, BoxPrefab co-founder.

"Modular is a viable path going forward," Fiederlein says. "It's going to take additional work to get there, but the pilot shows that it's certainly a method that helps to reduce costs…We're confident that it can be the way of delivering affordable housing at lower prices."

Houston will end this decade with 114,100 new apartments having been built in the last 10 years. Photo courtesy of Dolce Midtown Apartments

Houston area sees more new apartments than almost any other city

built up

You might call this the Decade of the Renter in Houston. New data shows H-Town ranks third in the U.S. for most new apartments from 2010 through 2019.

In a housing review of the 2010s published December 16, apartment website RentCafé estimates Houston will end this decade with 114,100 new apartments having been built during the 10-year span.

Houston is eclipsed by only two markets: DFW, with an estimated 149,000 new apartments, and New York City, with an estimated 125,100 new apartments added during this decade. In the rankings, Houston is followed by Washington, D.C. (113,300) and Los Angeles (98,000).

Two other Texas metros made the top 20:

Austin, claiming the No. 8 spot with 75,400 new apartments.
San Antonio, grabbing the No. 13 spot with 47,700 new apartments.

All told, the four major metro areas in Texas have added 386,200 new apartments from 2010 through 2019, RentCafé data shows. At the same time, their populations have exploded.

From April 2010 to July 2018, the DFW metro area's population soared by more than 1.1 million, according to the U.S. Census Bureau. Houston nipped on DFW's heels from 2010 to 2018, adding almost 1.08 million residents, the Census Bureau says.

During the same period, comparatively rapid growth occurred in the Austin metro area (nearly 452,000 new residents) and San Antonio metro area (more than 375,000 new residents).

As Texas' major metro areas keep experiencing a population surge, the rise of the apartment renter promises to continue.

Data from Richardson-based property management software RealPage shows construction of 22,879 new apartments had been approved from October 2018 to October 2019 in the Houston area. That's a year-over-year jump of 77.8 percent.

The numbers for DFW (19,562 permits, up 7.3 percent) and Austin (13,981, up 15 percent) were lower, but they still ranked among RealPage's top 10 metro markets for the number of apartment construction permits issued.

Within U.S. metro areas, the cities of Houston, Austin, and San Antonio ranked among the top 10 places for apartment construction permits issued from October 2018 to October 2019, according to RealPage.

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This article originally ran on CultureMap.

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Houston falls in new ranking of world's best startup ecosystems

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Houston fell out of the top 50 in this year’s ranking of the cities with the world’s best startup ecosystems.

In the 2025 Global Startup Ecosystem Index, published by economic research platform StartupBlink, Houston lands at No. 52 among the world’s top cities for startup ecosystems. That’s down four places from its No. 48 showing in 2024.

In the U.S., Houston’s startup ecosystem ranks 18th, up one spot from 2024.

According to the StartupBlink index, Houston’s startup ecosystem notched an annual growth rate of 13.4 percent. StartupBlink’s sample database contains 899 Houston startups.

Regardless of Houston’s ecosystem ranking, the Greater Houston Partnership touts the city’s startup scene.

“Houston’s innovation ecosystem is a dynamic hub that nurtures startups across diverse industries,” says the partnership. “With a strategic location, robust infrastructure, and a supportive community, Houston offers unparalleled opportunities for entrepreneurial success.”

Elsewhere in Texas, Austin ranks 16th in the world (up from No. 17 last year) and Dallas ranks 27th (down from No. 25 last year). Nationally, Austin appears at No. 6 (up from No. 7 last year) and Dallas appears at No. 10 (unchanged from last year).

StartupBlink says that between 2021 and 2025, Austin, Paris, Singapore, Tokyo, Shenzhen and Seoul emerged as long-run winners in the global top 20. Austin recorded an annual ecosystem growth rate of 24.1 percent.

San Francisco topped this year’s global list, followed by New York City, London, Los Angeles, and Beijing.

“Successful startups and unicorns often emerge from the top startup ecosystems as these cities offer dozens of advantages, including access to investors, high-quality clients, potential co-founders and team members, reliable suppliers, and a vast knowledge base,” says StartupBlink.

Overall, StartupBlink analyzed 1,473 cities. The index judges cities based on data in three categories:

Quantity, measuring an ecosystem’s level of activity.
Quality, gauging an ecosystem’s impact and success.
Business environment, evaluating overall support of startup growth.

“The ecosystem in which your startup operates matters,” StartupBlink says. “If you find yourself in an underperforming ecosystem that lacks the necessary resources and support, you are faced with a choice: either relocate to an overperforming location or lead it.”

New report deems Houston's I-45 expansion a "freeway without a future"

Houston Highways

A national nonprofit organization advocating for the removal of freeways across the country has named the Interstate 45 expansion in Houston on its 2025 list of "freeways without futures."

The latest report from Congress for the New Urbanism (CNU) included nine U.S. freeways where the infrastructure is "nearing the end of its functional life." The report also highlights local efforts and campaigns offering an alternative solution that reconnects and prioritizes local communities while addressing environmental and ecological damage.

Currently in the initial stages of construction, the I-45 expansion project, dubbed the North Houston Highway Improvement Project (NHHIP), aims at reconstructing I-45N between downtown and the north Sam Houston Tollway, as well as segments of connecting freeways.

Promised improvement areas include I-45 from Beltway 8 to I-10 and I-45 through downtown along I-10 and US 59/I-69. Portions of I-10 and US 59/I-69 will be improved as well, per TxDOT. Most notably, the project will remove the Pierce Elevated portion in downtown Houston and reroute I-45 to run parallel to I-10 and Highway 59, resulting in the demolition of existing properties between the freeway and St Emmanuel St.

The CNU report states that the construction of I-45 in the 1950s and 1960s brought significant changes to the local communities around it. Highway construction led to the demolition of many homes and local businesses, thus displacing area residents and dividing their neighborhoods.

The report also mentioned significant environmental consequences, like air and noise pollution, that have plagued the areas surrounding the freeway.

"For decades, residents in areas like Near Northside, Fifth Ward, and Independence Heights have faced elevated levels of air pollution from vehicle emissions, contributing to higher rates of asthma and respiratory illnesses," the report said.

Additionally, the report claims that worsening stormwater runoff from the concrete infrastructure has also led to significant flooding issues due to a lack of natural drainage.

"Increased concrete and impermeable surfaces prevent natural drainage, leading to localized flooding, which threatens homes and public health — especially for those who lack resources for flood mitigation," the report said.

CNU claims further expansion of Houston's highway system could eventually lead to the loss of the city's bayous, while also diminishing the remaining flood-absorbing land. Other repercussions like air pollution and heat island effects may also worsen, the report argues, and these ramifications would most likely harm the predominantly Black and Hispanic neighborhoods near the freeway.

A grassroots campaign against Houston's highway expansion

CNU referenced a key alternative to Houston's highway expansion, Stop TxDOT I-45, which has garnered a small but vocal group of local activists who want to see the city re-envision its highway infrastructure.

The campaign demands that the North Houston Highway Improvement Project (NHHIP) stop expanding I-45 and instead seek "solutions that prioritize people, protect [the] environment, and build true resilience." Namely, it proposes the redirection of NHHIP funds toward "people-centered investments" to improve and transform public transit access, while also restoring green spaces and thus creating healthier neighborhoods throughout Houston.

Environmentally conscious Houstonians aren't the only fans of these measures: The report says Stop TxDOT I-45 may have also had an influence on late former Houston Mayor Sylvester Turner, although he signed a Memorandum of Understanding with TxDOT that allowed the project to proceed.

"During his time as Mayor of Houston, the late Congressman Sylvester Turner proposed Vision C — an alternative to NHHIP that embraced equitable public transit and environmental sustainability," the report said. "But TxDOT never took the proposal seriously, and today there is no political will to pursue it."

Other "freeways without futures":

The only other Texas highway included in CNU's 2025 report is I-35 in Austin, which has been included in every "Freeways without Futures" report as far back as 2019.

Other U.S. freeways mentioned in the report include:

NY State Routes 33 and 198 in Buffalo, New York
Interstate I-980 in Oakland, California
Interstate 175 in Saint Petersburg, Florida
IL 137/Amstutz Expressway/Bobby Thompson Expressway in Waukegan and North Chicago, Illinois
DuSable Lake Shore Drive (US 41) in Chicago, Illinois
US-101 in San Mateo County, California
US-35 in Dayton, Ohio

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This article originally appeared on CultureMap.com.

Houston universities earn top marks for research and student opportunity

top of class

The American Council on Education and the Carnegie Foundation for the Advancement of Teaching recently released its new Research Activity Designations, which named several Houston universities to its Very High Research Spending and Doctorate Production, or R1, tier.

The R1 status means that universities meet $50 million in total annual research spending and 70 research doctorates awarded annually. This year, 187 institutions were given the designation, according to the Carnegie Foundation.

The 2025 categorizations were made using an updated methodology to be "more reflective of the wide range of higher education institutions across America and how well they serve their students," according to a release. Until now, research activity was included in the foundations' Basic Classifications. This year was the first year the Research Activity Designations were published separately.

“These updates to the Carnegie Classifications are the first step to bring a decades-old system into the 21st century. We are expanding our recognition of the range of ways colleges and universities engage in research and development,” Timothy F.C. Knowles, president of the Carnegie Foundation, said in the release. “And we are taking the guesswork out of what it takes to be recognized as an R1 institution. Over time, this will be good for the sector, for scholarship, for policymakers and for students.”

Here are the Houston institutions to receive the R1 designation:

Baylor College of Medicine
Rice University
The University of Texas Health Science Center at Houston
The University of Texas MD Anderson Cancer Center
University of Houston

The foundation also released new Student Access and Earnings Classifications, which honor colleges that serve a student body representative of their local community and help achieve competitive post-graduation earnings.

UH was the only Houston college to earn the Opportunity College & University – Higher Access, Higher Earnings (OCU) designation, and was one of only 21 universities in the country to earn it in addition to the R1 status for research.

“Maintaining our new Opportunity College and University designation reflects our unwavering commitment to access and economic mobility for all students, while our R1 research status speaks to the strength of our faculty and the transformative scholarship happening on our campus,” UH president Renu Khator said in a news release.

Just 16 percent of U.S. colleges and universities received the OCU designation. The classification comes from publicly available data from the U.S. Department of Education’s College Scorecard, the Integrated Postsecondary Education Data System and the U.S. Census Bureau. The classification considers the percentage of Pell Grant recipients, the number of underrepresented students enrolled, the median undergraduate earnings eight years after enrollment and other factors.

“These recognitions help tell the full story of our institution’s impact,” Diane Z. Chase, senior vice president for academic affairs and provost at UH, added in the release. “UH is a powerhouse for ideas, innovation and opportunity. We are changing lives through discovery, access and economic mobility—not only for our students, but for the communities we serve.”

Comparatively, Rice earned a Lower Access, Higher Earnings designation. The other Houston universities were not classified in the Student Access and Earnings Classifications.

In 2024, Rice University was one of 25 U.S. colleges and universities to receive the first Carnegie Leadership for Public Purpose Classification. The classification highlights colleges that have committed to “campus-wide efforts to advance leadership in pursuit of public goods like justice, equity, diversity and liberty.” Read more here.

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