Day Three - 4/28
Texas developers are increasingly turning to public‑private tools; from PPP frameworks to TIF districts and the newly permanent Opportunity Zones 2.0; to close feasibility gaps, reduce risk, and unlock sites that traditional capital can’t. This session explores how leading firms are successfully layering these mechanisms, navigating the One Bill Beautiful Bill Act updates, and structuring deals that satisfy both public stakeholders and private investors in a shifting regulatory landscape
- How are PPP, TIF, and updated OZ 2.0 rolling deferral structures being combined to reduce equity requirements and improve deal feasibility in today’s Texas environment?
- Which cities and corridors across Texas are most receptive to publicprivate incentives, and how will the 2026 redesignation process shift the map of eligible "low-income community" tracts?
- How do developers evaluate whether a TIF district or OZ 2.0 tract meaningfully changes a project’s yield profile?
- What underwriting adjustments do lenders expect when dealing with the enhanced OZ 2.0 reporting requirements and new transparency standards tied to the capital stack?
- Which project types (urban infill, mixed‑use, adaptive reuse, affordable/workforce) benefit most from layered public‑private incentives during the 2027-2028 overlap period between legacy and new zone maps?
- Best practices for navigating redesignation cycles and approvals to align public goals with private returns
In this session, equity principals and Texas multifamily owners discuss the current capital landscape and the factors preventing deals from moving forward. While debt is accessible, securing equity remains a challenge; the panel examines the underwriting thresholds, structural changes, and market indicators necessary to transition investors from preliminary interest to committed capital.
- What specific triggers will move national institutional capital from "window shopping" back to the Texas market?
- How are operators convincing LPs who haven't seen distributions in 36 months to reinvest in the 2026 cycle?
- Are 2026 investors still funding ‘heavy lift’ value-add deals or is the mandate strictly for day-one cash flow?
- What are the current non-negotiable return thresholds, hold periods, and risk premiums demanded by PE shops and family offices?
- When will equity confidence return for larger $10M–$15M raises versus today’s smaller, faster-moving deals?
- Which Texas submarkets are currently high-conviction targets for equity and which are being actively avoided?
- What structural shifts are required to secure a ‘Yes’ in today's market?
As owners and credit teams re‑underwrite 2021–2022 vintages, this session focuses on pragmatic portfolio triage in a ‘repair‑and‑perform’ market.
- What does the current distressed capital stack look like (bridge terms, cap strikes/tenor, maturities, refi hurdles)?
- Where are valuations versus loan basis by asset class and metro; and how is that shaping hold vs. sell calls?
- What are lenders (Freddie, Fannie, banks, bridge) actually doing in Texas; extensions, blend/extend, cash‑in refis, note sales?
- Which operator KPIs are green‑flags (collections, DSCR trajectory, expense control) vs. red‑flags (serial capital calls, unrealistic comps, deferred R&M)?
- Which rescue tools are working: targeted paydowns, cap resets, mezz/rescue capital, partial asset sales, structured JV recaps?
- When is an orderly disposition the higher‑confidence path than waiting for cap‑rate compression; and how do you price it?
A fast, practical survey and experience sharing on how Texas middle market owner operators evaluate primary, secondary, and tertiary markets in 2026; and which locations show the strongest fundamentals, value, and recovery signals.
- How do operators define primary, secondary, and tertiary markets in today’s Texas landscape?
- Why is Dallas still outperforming on absorption, jobs, and basis stability?
- Which secondary or tertiary submarkets show the best risk‑adjusted returns?
- How should buyers approach Austin’s oversupply and slower lease‑ups?
- How do concessions and turnover differ between core markets and emerging nodes?
- Which cost drivers; insurance, CapEx, rent ceilings; impact submarket viability most?
- Where are investors actually bidding in 2026, and what does it reveal about location‑based risk appetite?