High-rise living in Texas: From Dallas to Houston

The Texas skyline tells a story of modern luxury and convenience. For prospective residents and board members alike, understanding the landscape of high-rise living in Texas is key. In this article, we’ll explore what defines high-rise living in Texas, how to identify top buildings in major cities, and the critical role professional property management plays in elevating the resident experience.
 

What is a high-rise in Texas?

While there's a general understanding of what a high-rise is, the specific definition can vary. In the property management industry, a common benchmark is used. Generally speaking, a high-rise is a building that is seven stories or taller. This classification separates these structures from mid-rise or low-rise buildings, acknowledging their unique operational complexities, from advanced mechanical systems to specialized staffing needs.

In Texas, these buildings are complete vertical communities, and the focus has shifted significantly toward creating holistic living environments. Susan Ward-Freeman, president of FirstService Residential's high-rise division in Texas, states:

"Reserve planning begins with preventative maintenance, which is essential. Over the past five or six years, we have recognized the importance of educating boards and relevant committees, such as facility or grounds committees. It is crucial for them to have a thorough understanding of the assets, including the equipment inventory, its performance, and the strategies for managing it, whether those responsibilities fall to our team or to a third party."

Susan Ward-Freeman, president of FirstService Residential's high-rise division in Texas

This shift was amplified nationwide after events that brought structural integrity and long-term planning to the forefront. As a result, boards and residents in Texas are placing a greater emphasis on proactive management and maintenance.

"We have seen a trend towards increasing individual financial investment in building maintenance, reflecting the significance of this issue. Preventative maintenance all leads to the life of your equipment, how long it will last, when it needs to be replaced, and how often it needs to be repaired."

Susan Ward-Freeman, president of FirstService Residential's high-rise division in Texas

While having fewer legislative restrictions compared to some other states, Texas is experiencing a cultural shift. Boards are prioritizing asset management, structural integrity, and preventative maintenance at an unprecedented level. “Boards are looking at this on a quarterly basis. They analyze their expenses and track equipment performance more than they ever have before,” Ward-Freeman emphasizes. This proactive stance helps that buildings are not only luxurious but also safe, secure, and financially sound for years to come.
 

How to find the best high-rise in Houston, Dallas, etc.

Finding the perfect high-rise in Texas depends on your priorities, whether it’s lifestyle, amenities, or community. Each major city offers a distinct taste of high-rise living. Here’s what to look for when exploring your options in Houston, Dallas, Austin, and San Antonio.
 

Amenities that define the experience

Today’s high-rise residents expect more than just a pool and a gym. The competition between buildings, often called the "amenity wars," has driven developers to offer unique and sophisticated features that cater to a modern lifestyle.

"Health and fitness continue to be the biggest resident drivers in Texas."

Susan Ward-Freeman, president of FirstService Residential's high-rise division in Texas

This trend goes beyond standard equipment. Residents now seek cutting-edge fitness centers that may include cold plunges, steam rooms, and saunas. The desire for a holistic, clean lifestyle also extends to building-wide features like advanced air and water filtration systems, robust recycling programs, and even the use of healthier materials during renovations.

Lifestyle services are another key differentiator. The best buildings offer services that simplify residents' lives. Look for:

1. Elevated concierge services: Staff who can manage package deliveries, including refrigerated storage for groceries.
    
2. Convenient on-site offerings: Juice bars, coffee bars, and resident lounges.
    
3. Unique recreational spaces: Some buildings feature wine cellars, arts and crafts rooms, or even woodshops for residents.
    
4. Pet-friendly facilities: High-quality pet spas and dog parks are increasingly non-negotiable for many residents.

The importance of a strong community

A building is only as good as the community within it. Top-tier high-rises foster a sense of belonging through thoughtful programming and resident engagement. Organized gatherings, from fitness classes to social events, encourage interaction and build neighborly bonds.

Thingsive management plays a crucial role here. General managers who are skilled at understanding resident interests can curate activities that promote inclusion. This might include creating hybrid workspaces for remote professionals or designing outdoor entertainment areas with a strong focus on landscape architecture.
 

Financial health and future-proofing

Beyond the visible benefits, the financial stability of a high-rise is paramount. When considering a building, it is essential to inquire about its reserve fund. A healthy reserve fund indicates that the association is prepared for future capital improvements and unexpected repairs, protecting homeowners from sudden, large special assessments.

In Texas, the approach to reserves is becoming more disciplined. In the Dallas-Fort Worth (DFW) area, buildings are dedicating an average of around 13% to reserves, while the Triangle Market (Austin, Houston, San Antonio) is closer to 15%. This focus on financial preparedness is a sign of a well-run building.
 

Benefits of high-rise property management

The complexity of operating a high-rise building requires specialized expertise. And hiring professional property management companies like FirstService Residential helps enhance the value of every property and the life of every resident. A dedicated management partner brings several key benefits to a high-rise community.
 

Attracting and retaining top talent

The on-site team, from the general manager and concierge to the valet and maintenance staff, is the heart of a high-rise building. They are the face of the community and directly impact resident satisfaction. A premier property management company has the resources to attract, train, and retain the best talent.

This involves offering competitive wages and benefits, which are critical for retention. An experienced management company will conduct regular wage analyses to review that compensation is fair and in line with the market, covering condominium associations, multifamily properties, and even the hospitality industry.

Beyond pay, ongoing training and development are essential. Investing in staff growth leads to better service and higher retention.

"In order to retain great staff, it's important to invest in the growth of that associate and enable them promotability opportunities. We try to educate the boards, whether they’re a facility manager or a building engineer, no matter the title, they are kind of the quarterback to the general manager, and sometimes they can be even more important than the general manager."

Susan Ward-Freeman, president of FirstService Residential's high-rise division in Texas

Financial stewardship and strategic budgeting

Managing a multi-million-dollar budget is one of a high-rise board's most significant responsibilities. A professional management company provides the financial acumen needed to create strategic, forward-thinking budgets. This includes everything from managing utility costs to planning for long-term capital improvements.

For instance, utilities can represent a significant portion of a building's operating costs. In Texas, electricity costs have been volatile. A management partner with expertise in energy markets can help associations navigate this landscape.

"It's estimated that over 70% of our customers in these deregulated markets like Texas now work with a broker or consultant to negotiate and manage their competitive energy contracts.

Depending on the property’s age, we recommend carrying out a reserve study renewal every three to five years and updating it annually with your reserve study specialist. This annual update should be negotiated with your reserve study partners."

Susan Ward-Freeman, president of FirstService Residential's high-rise division in Texas

Enhancing safety and compliance

High-rise buildings are subject to a complex web of regulations and safety standards. A professional management company helps the building to remain compliant with all local and state laws, mitigating risk for the association. This includes managing life safety systems, coordinating required inspections, and implementing robust emergency procedures.

Proactive maintenance is a core component of this. By tracking equipment performance and adhering to a strict preventative maintenance schedule, a management team can extend the life of critical building systems and prevent costly failures. As Ward-Freeman points out:

"We do a lot of town hall presentations of the reserve study. What does it look like? What does it mean? Where does all this money go? Why do we have to save this money? And often we'll have our insurance representatives there as well."

Susan Ward-Freeman, president of FirstService Residential's high-rise division in Texas

Deepen your high-rise expertise

With rising resident expectations and increasing regulatory requirements, high-rise boards need reliable data to guide budget decisions.

Our BENCHMARK report provides actionable insights on budgeting and strategic planning, featuring budget allocations from nearly 1,000 high-rises in major U.S. and Canadian cities, cost benchmarks for utilities, insurance, staffing, and amenities, strategies to generate revenue and manage rising costs, and guidance for developing your next budget and long-term strategic plans.

Watch the panel below to learn insights from top industry experts as they discuss findings from the latest High-Rise BENCHMARK report.
 
Click here to download your free 2025 High-Rise BENCHMARK report today.

To see insights from our 2024 High-Rise BENCHMARK report and panel click here.

Contact FirstService Residential, the high-rise management leader, to learn more about high-rise living.