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        "content": "The graph shows the number of new dwelling approvals per 1,000 people over a 12-month rolling period for several major cities in Texas and California from 2000 to 2020. The Texas cities, especially Austin, have seen a sharp increase in approvals, reaching nearly 20 per 1,000 people in Austin's case. The California cities and Houston have had much lower and flatter approval rates, staying below 5 per 1,000 throughout the period.\n\nThe second graph shows the change in real house prices since 2000 for those same cities. San Francisco has seen by far the largest increase at around 150%, while the other California cities have gone up about 100%. The Texas cities, in contrast, have seen almost no change in real prices over the 20 year period.\n\nAs an expert in urban planning and housing policy, a few recommendations come to mind based on this data:\n\n1. California cities should look to reform zoning and permitting processes to allow more housing construction, especially dense infill development. The lack of new supply is a major factor driving prices up.\n\n2. Texas cities, while building a lot, should make sure growth pays for itself in terms of infrastructure and services to maintain quality of life. Impact fees and taxes may need adjusting.\n\n3. All the cities should prioritize affordable housing inclusion as they grow, such as requiring certain percentages of below-market units in new developments. The market alone will not provide for lower income residents.\n\n4. Regional cooperation on transportation, economic development, open space preservation and other issues is crucial as metropolitan areas spread across jurisdictions. Coordinated planning enables smart, sustainable growth.\n\nWhile there's no one-size-fits-all solution, this data makes a strong case that allowing more construction while carefully managing development can provide needed housing without sacrificing affordability. It will take bold but thoughtful municipal leadership to enact the right policies for each unique context. Getting housing and planning right is essential for the health and prosperity of our cities."
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