Austin, Texas, is not small. The city itself has a population of about 1 million. The metro area (including the city itself) has a population of 2.5 million. About 10 years ago, Austin faced up to the issue of high and rising costs for rentals and for housing. It changes the rules for building in a way that expanded the housing stock by 30%. And rents fell. Liz Clifford, Seva Rodnyansky, and Dennis Su of the Pew Foundation tell the story in “Austin’s Surge of New Housing Construction Drove Down Rents: Amid robust demand and a wave of policy reforms, Texas capital added 120,000 new homes from 2015 to 2024″ (March 18, 2026). They begin:
After decades of explosive growth, Austin, Texas, in the 2010s was a victim of its own success. Lured by high-tech jobs and the city’s hip reputation, too many people were competing for too few homes. From 2010 to 2019, rents in Austin increased nearly 93%—more than in any other major American city. And home sale prices increased 82%, more than in any other metro area in Texas.
But starting in 2015, Austin instituted an array of policy reforms aimed at encouraging the development of new housing, especially rentals. The city changed zoning regulations to allow construction of large apartment buildings, particularly near jobs and transit. In 2018, voters approved a $250 million bond measure to build and repair affordable housing. Permitting processes were reformed to speed development and reduce costs.
The efforts worked. From 2015 to 2024, Austin added 120,000 units to its housing stock—an increase of 30%, more than three times the overall rate of growth in the United States (9%).
Rents fell. In December 2021, Austin’s median rent was $1,546, near its highest level ever and 15% higher than the U.S. median ($1,346). By January 2026, Austin’s median rent had fallen to $1,296, 4% lower than that of the U.S. overall ($1,353). This decline occurred even though the city population grew by 18,000 residents from 2022 to 2024. In apartment buildings with 50 or more units, rents fell 7% from 2023 to 2024 alone—the steepest decline recorded in any large metropolitan area.
There seems to be a “folk economics” of housing. While many people believe in general that a higher supply will tend to drive down prices–and conversely, lower supply will tend to raise prices–these beliefs tend to go out the window when the subject of building more housing comes up. Instead, people begin to argue that building more housing only benefits real estate developer, or that any housing will only be for those with the highest income levels. Stan Oklobdzija, Christopher S. Elmendorf, and Clayton Nall describe this dynamic in “The Folk Economics of Housing” (Journal of Economic Perspectives, Summer 2025, where I work as Managing Editor):
[O]rdinary people simply do not believe that adding more housing to the regional stock would reduce housing prices. Across three original surveys of urban and suburban residents, only a minority of respondents say that a large, positive, regional housing supply shock would reduce prices or rents. These beliefs are weakly held and unstable (suggesting people have given the issue little thought), but respondents do have stable views about who is to blame for high housing prices: developers and landlords. Large, bipartisan supermajorities support price controls, demand subsidies, and restrictions on putative bad actors, policies which they believe would be more effective than supply liberalization for widespread affordability.
People holding these beliefs might consider the Austin example. We aren’t talking here about a few more units of housing designated as “affordable,” or about subsidizing demand for housing and hoping the price comes down (!). If housing doesn’t seem affordable where you live, your local government should be thinking about what set of rules and zoning would make it possible to increase the housing supply by 20%, 30% or more over the medium-term of 5-10 years.











