2024-06-Resolution-Adopting the 2024 Housing Policy-07/01/2024,
CITY OF SANGER,TEXAS
RESOLUTION NO 2024-06
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANGER, TEXAS,
APPROVING AND SUPPORTING A HOUSING POLICY WITHIN THE CITY OF
SANGER, AND PROVIDING AN EFFECTIVE DATE
WHEREAS,the City of Sanger desires a balanced housing mix that provides housing for
all income levels without discrimination, and
WHEREAS, on September 19, 2016, the City Council adopted Resolution 09-08-16,
approving and supporting a Housing Policy, and
WHEREAS, the City Council is focused on the growth and sustainability of the
community by supporting efforts to enhance the property tax base and stimulate quality
development, and
WHEREAS, the City Council has contracted with Antero Group to research the current
housing stock and to look at a wide range of alternatives for the City of Sanger, Texas, and
WHEREAS,the City Council acknowledges the need for a well-balanced and diverse
housing mix in order to continue to provide for adequate services and promote local economic
development, and
WHEREAS,the City Council desires to make a policy statement to guide City Staff and
potential developers as new housing developments are proposed and brought forward for City
Council consideration, and
WHEREAS,the City Council finds that the passage of this Resolution is in the best interest
of the citizens of Sanger
NOW, THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF SANGER, TEXAS
SECTION 1 The facts and recitals set forth in the preamble of this resolution are hereby
found to be true and correct
SECTION 2 That the City Council by approving and supporting the Housing Policy,
encourages new developments to follow the principles as found in Exhibit A
SECTION 3. That the City Council will give special consideration to mixed-use
developments which will be evaluated on a case-by-case basis
Resolution—Housmg Study
Page 1 of 2
SECTION 4. Proposals for independent and/or assisted living may be considered by the
City of Sanger on a case-by-case basis.
SECTION 5.That this resolution shall become effective from and after its date of passage.
PASSED AND APPROVED THIS 1st DAY OF JULY,2024.
APPRO
ATTEST: ,..4.,.._-_.
Gary Bilyeu, ayor r Tem
-
`\``�1c`I11/,//
O
F J.AN
Kelly dward City Secretary ...'A
U :
APPROVED AS TO FORM: . ' '
ugh Coleman, City Attorney
Resolution—Housing Study
Page 2 of 2
2024 HOUSING STUDY
CITY OF SANGER
Acknowledgments i
2024 SANGER HOUSING STUDY
PRePARed FoR:
City of Sanger
201 Bolivar Street
Sanger, TX 76266
PRePARed BY:
Antero Group
109 N. Elm Street
Denton, TX 76201
mAY 2024
ADOPTED JULY 1, 2024
Acknowledgments i
ACKNOWLEDGMENTS
We extend our thanks and acknowledge the support of those who participated in advising and preparing this document.
This study was made possible through the contributions of the following individuals:
cItY oF sAngeR
city of sanger elected officials
»Thomas Muir, Mayor
»Marissa Barrett, Council
»Gary Bilyeu, Council
»Dennis Dillon, Council
»Allen Chick, Council
»Victor Gann, Council
city of sanger municipal staff
»John Noblitt, City Manager
»Alina Ciocan, Assistant City Manager
»Ramie Hammonds, Director of
Development Services / Building
Official
»Stefani Dodson, Planning Technician
consUltAnt teAm
»Michael Schmitz, Principal »Kalvin Eddleman, Planner »Sean Norton, Planner
Antero group is a holistic urban planning, civil engineering, and strategic consulting firm with offices in Chicago, South Bend,
Denver, and Dallas-Fort Worth. We leverage interdisciplinary teams, creative thinking, and collaborative processes to design
innovative and effective solutions. Our team believes that authentic, long-term partnerships are the best way to deliver projects
that create lasting value.
execUtIve sUmmARY iiiiicItY oF sAngeR HoUsIng stUdY
EXECUTIVE SUMMARY
the city of sanger (“sanger”) is expected to
experience significant population growth in the
coming years, continuing a trend that has been
evident over the past several decades. As this growth
occurs, it is increasingly important to determine
the capacity of sanger’s housing inventory to
accommodate the needs of a changing population.
The central aim of this study is to provide an understanding
of the current and future housing landscape in Sanger, while
taking into consideration the vision for growth set forth by
both the 2016 housing ordinance policy and the Sanger
2040 Comprehensive Plan. Sanger’s 2016 housing ordinance
policy outlined a target composition of housing categories,
including single-family under 1,499 square feet, single-family
between 1,500 and 1,999 square feet, single-family above
2,000 square feet, multi-family, and manufactured homes.
Targeted Targeted
Housing Mix, Housing Mix,
20162016
Single-Family
< 1,499 SF
Manufactured
Homes
Single-Family
1,500-1,999 SF
Single-Family
> 2,000 SF
Multi-Family
30%
3%
30%
25%
12%
execUtIve sUmmARY iii
this current study aims to
assess sanger’s alignment with
the city’s 2016 target mix and to
determine if this target requires
adjustments to accommodate
the needs brought about by
future growth.
A major component of this study is
the analysis of current population
and demographic characteristics
that are relevant to characterizing
the housing needs of Sanger’s
population and predicting how
those needs will shift in the coming
years. The analysis of demographic
characteristics considers both
current conditions and observed
trends to establish the trajectory of
Sanger’s population. In 2022, it was
estimated that the City of Sanger’s
population was approximately 9,041.
The city’s population grew 30.57%
between 2012 and 2022.
Sanger is a family-oriented city
where approximately 53% of the
population is married. Approximately
27% of those couples have children
under the age of 18. Single adults
living alone account for 26% of
households in Sanger. 18% of
residents are aged between 25 and
34. Sanger has a median household
income of $86,083, 15.4% higher
than the national average. Most
Sanger residents commute out of
the city for work to many different
cities within and around the
Dallas-Fort Worth area, indicating
an interconnection with broader
regional economies.
Because of the interconnection
indicated by commuting data, this
study also considers the current
and potential impact of both local
and regional economic trends on
Sanger’s housing market. According
to the Bureau of Economic Analysis,
the Gross Domestic Product in
Denton County has increased by
67.20% between the years 2017 and
2022. The GDP of the Dallas-Fort
Worth metropolitan area has also
increased by 42.41% over the same
time period. In Sanger, eleven new
retail establishments are opening
or have recently opened and
approximately 5,748,000 square feet
of industrial space is currently being
developed.
The economic growth observed
within Sanger and the broader
Dallas-Fort Worth region will have
a significant impact on population
growth in the coming years. In 2022,
Sanger’s Water Distribution System
Analysis and Capital Improvements
report estimated that the city’s
population will reach 17,048 by the
year 2040, representing a growth
rate of 87.8% from the estimated
2020 population of 9,080.
execUtIve sUmmARY vivcItY oF sAngeR HoUsIng stUdY
The Texas Water Development Board estimates that
the city’s population will reach 12,522 by the year 2040,
representing a growth rate of 52.9% from the year 2020.
With a strong economy and a population that is expected
to experience long-term growth, Sanger’s housing policies
will play a significant role in shaping the future of the city.
This study’s assessment of the current housing inventory
offers a snapshot of the supply side of the market and
provides insights into the types, conditions, and values
of existing housing units. Our analysis indicates that
current housing options in Sanger are not aligned with
the 2016 Targeted Housing Mix. Currently, the percentages
of homes in the single-family under 1,499 square feet,
single-family between 1,500 and 1,999 square feet, multi-
family, and manufactured homes categories exceed the
2016 target percentages, while single-family homes above
2,000 square feet fall below the target. The study also
analyzes the age, occupancy, vacancy, and market values
of the existing housing units, and finds that Sanger has a
relatively young and high-value housing stock, with a high
occupancy rate and a low vacancy rate.
The study also evaluates the capacity for new housing
development and the adequacy of existing infrastructure
to support additional housing.
33%
34%30%27%30%18%25%15%12%6%3%
31%
17%
13%
5%
SINGLE FAMILY
< 1,499 SF
SINGLE FAMILY
1,5001,999 SF
CU
R
R
E
N
T
P
E
R
C
E
N
T
A
G
E
2016 ACTUAL
2016 TARGET
SINGLE FAMILY
2,000+ SF
MULTIFAMILY MANUFACTURED
HOMES
2016 ACTUAL AND TARGETED (%) COMPARED TO CURRENT (%)
execUtIve sUmmARY v
It is recommended that the single-family under 1,499
square feet category be slightly reduced from the original
30% target because it was estimated that a larger market
segment exists for homes in the single-family between
1,500 and 1,999 square feet category, which will fulfill many
of the same housing needs. Therefore, it is recommended
that the percentage for that category be maintained. It
is recommended that the percentage of homes in the
single-family above 2,000 square feet category be slightly
increased, with the demographic and economic analyses
indicating a large market segment of home buyers who
are likely to both prefer a more spacious residence and
have the financial capacity to afford larger single-family
homes. It is recommended that the percentage of multi-
family housing is also increased to capture the demand
from young professionals, single adults, and lower-income
households, as well as to support the vision of a livelier
and more walkable downtown core. It is recommended
that the target percentage for manufactured homes be
maintained at 3%, as demand is likely to remain low.
The study also assesses the residential development
capacity in Sanger, taking into account the future land
use plan and infrastructure considerations. Sanger
has designated several areas for future residential
development, with varying levels of density. It is
recommended that Sanger prioritize development in
central areas of the city, where denser housing options
can create a more walkable and mixed-use environment,
Updated Updated
Targeted Targeted
Housing Housing
CompositionComposition
Single-Family
< 1,499 SF
Manufactured
Homes
Single-Family
1,500-1,999 SF
Single-Family
> 2,000 SF
Multi-Family
25%
3%
30%
27%
15%
AN UPDATED TARGETED HOUSING
COMPOSITION IS RECOMMENDED,
BASED ON DATA PRESENTED
THROUGHOUT THE STUDY.
The study’s findings indicate that the following
housing mix would best accommodate future
housing needs:
execUtIve sUmmARY viivicItY oF sAngeR HoUsIng stUdY
in alignment with the vision of the Sanger 2040
Comprehensive Plan. It is also noted that Sanger will need
to plan for water distribution and wastewater treatment
infrastructure improvements to accommodate the
projected increase in population.
Overall, the study aims to equip Sanger with the insights
and data necessary to accommodate current and
future demand and to align with the vision for future
development set forth by the city’s strategic plans. This
Housing Study represents a significant step towards
realizing Sanger’s ambitious and strategic vision for future
development, ensuring that the city continues to thrive.
execUtIve sUmmARY vii
tABle oF contents
Acknowledgments ...............................................................i
executive summary ............................................................ii
chapter 1: Introduction ......................................................1
Project Background ................................................................................1
goals and objectives ..............................................................................2
chapter 2: demographic and economic trends
Analysis ..........................................................3
Population and demographic characteristics .............................3
Population growth Projections ........................................................10
economic trends ...................................................................................14
chapter 3: Housing Inventory Assessment .............23
Housing Inventory .................................................................................23
Residential Property Ages .................................................................28
occupancy and vacancy ....................................................................30
Home value Analysis .............................................................................31
chapter 4: Future Housing needs Assessment .....37
Analysis and Recommendations .....................................................37
Residential development considerations ...................................44
chapter 5: conclusion .....................................................49
APPendIx A:
city of sanger
targeted Housing composition matrix .....................51
cHAPteR 1: IntRodUctIon 21cItY oF sAngeR HoUsIng stUdY
CHAPTER 1: INTRODUCTION
PRoJect BAckgRoUnd
Located in Denton County, Texas, the City of Sanger
(“Sanger”) has historical and cultural significance.
Founded in 1886 as a stop on the Santa Fe railroad, Sanger
quickly developed a strong agricultural and livestock
economy. The early economic success experienced by
Sanger is symbolized by the historic buildings that line
the streets of the city’s downtown square. Today, Sanger
proudly maintains its pastoral character while offering
residents access to a diverse range of modern amenities
and economic opportunities.
Conveniently located on the I-35 corridor, Sanger is well
connected to the major economic centers of the Dallas-
Fort Worth region as well as the natural attraction of Lake
Ray Roberts. Being positioned for continued population
and economic growth, Sanger has identified a need for
an evaluation of its current and future housing needs.
Sanger’s vision for future development, as articulated in
the recently adopted Sanger 2040 Comprehensive Plan
and ordinance updates, is ambitious and strategic. This
vision is the driving force behind this Housing Study,
which is intended to serve as a roadmap for future
growth. The study is grounded in an understanding of the
existing 2016 housing ordinance policy, which established
Sanger’s ideal mix of housing types. Given that the
conditions of housing markets evolve with the changing
needs of a population, a significant consideration of this
study is to ensure that recent and upcoming residential
developments are aligned with the specifications of the
2016 Targeted Housing Mix. With a strong economy and
a population of 9,041 that has increased significantly in
recent years, it is essential to ensure that Sanger’s housing
capacity can adequately meet the growing demand.
cHAPteR 1: IntRodUctIon 2
goAls And oBJectIves
The purpose of the 2024 sanger Housing study is to provide a report on the current housing inventory in Sanger
while outlining a strategic plan for future growth. Utilizing a combination of data gathered from Sanger and the
Denton Central Appraisal District, an analysis of the current housing inventory and projected market trends will be
used to produce a snapshot of Sanger’s housing needs in the coming years. This analysis will include an inventory of
current housing, an overview of new developments, and the impact of current economic and demographic trends.
THE SPECIFIC OBJECTIVES OF THIS
STUDY INCLUDE:
»gaining a greater understanding of sanger’s current
housing market, illustrated by a detailed Housing
Inventory matrix;
»making assessments of projected growth by
analyzing current market trends and demands;
»Highlighting areas of high demand through gap
Analysis;
»Identifying potential areas for growth through
Residential development capacity Analysis; and,
»equipping sanger with the insights and data
necessary to accommodate current and future
demand by producing a complete Housing toolkit.
This data-driven approach will ensure that the study
appropriately reflects Sanger’s housing market and
accounts for the forces of economic growth that will
influence future development. The results of this study
are intended to supplement the guidelines for future
growth set forth by the Sanger 2040 Comprehensive
Plan and 2016 housing ordinance policy and can be
utilized to ensure that Sanger is well-prepared to
meet the growing demand for housing.
This Housing Study represents a significant step
towards realizing Sanger’s ambitious and strategic
vision for future development, ensuring that the city
continues to thrive as a place of historical significance,
cultural richness, and economic opportunity. Having
established the purpose and motivation behind this
study, the next step is to conduct a more detailed
examination of Sanger’s current demographic profile
and the economic trends driving growth.
cHAPteR 2: demogRAPHIc And economIc tRends AnAlYsIs 43cItY oF sAngeR HoUsIng stUdY
CHAPTER 2: DEMOGRAPHIC AND ECONOMIC TRENDS ANALYSIS
Sanger’s current demographic characteristics, population
trends, and economic trends are critical components in
understanding the current and future housing needs
of the city. The insights gained from this analysis will be
used to characterize the pattern of growth experienced
by Sanger in recent years and anticipate future housing
needs as the city continues to evolve. The information
presented here will establish Sanger’s potential for
population and economic growth, along with the
corresponding implications for housing demand.
PoPUlAtIon And demogRAPHIc
cHARActeRIstIcs
To understand the forces that drive housing demand in
Sanger, it is useful to analyze its current population trends
and how the city’s demographic characteristics have
changed over time. Demographic characteristics such as
age distribution, family size, income levels, and historical
rates of population growth offer insights into the factors
that shape Sanger’s housing market.
cHAPteR 2: demogRAPHIc And economIc tRends AnAlYsIs 4
PoPUlAtIon gRowtH
One of the most significant factors influencing housing
demand is an increase in total population. In 2022, it
was estimated that the City of Sanger’s population was
approximately 9,041. The city’s population grew 30.57%
between 2012 and 2022. Figure 2.1 shows the rate of
population change for each year between 2012 and 2022
for Sanger and Denton County. In this visualization, each
data point represents the percentage of population
change from the preceding year, which provides some
understanding of how Sanger has grown alongside
Denton County over time and highlights the most
significant periods of population growth. Analyzing this
data reveals the following insights:
»As of 2022, the rate of population growth in sanger
has surpassed that of denton county, reflecting its
increasing popularity as a place to live and work.
»sanger’s rate of population growth recovered rapidly
after a noticeable downturn in 2021, likely a result
of nationwide economic trends associated with the
covId-19 pandemic.
»denton county’s growth rate has remained relatively
steady, while sanger’s rate of growth continues to
accelerate.
Age dIstRIBUtIon And FAmIlY sIZe
The age distribution within a community significantly
impacts housing preferences. For instance, younger
demographics tend to gravitate towards compact
and more easily manageable living spaces, such as
rental apartments or small houses. Conversely, larger,
single-family homes are often the preference of older
demographics, particularly those with families. While the
assumed housing preferences of each age group can vary
depending on the city, such preferences can be used in
conjunction with specific data to gain a more complete
understanding of the future housing market trends that
are likely to affect Sanger in the coming years.
Figure 2.1 Population Change Rate 2012 - 2022
Source: U.S. Census Bureau, 2022: ACS 5-Year Estimates
4.0
3.5
3.0
2.5
2.0
1.5
2012
3.00
1.96
2.40
2.06
2.39
2.50
2.88
2.67
2.64
3.64
2.28
3.56
2.98 3.02
3.28
3.12
3.53
3.29
3.32
3.34 2.71 3.37
2013 2014 2015 2016 2017 2018 2019 2020 2021 2022
CITY OF SANGER
DENTON COUNTY
cHAPteR 2: demogRAPHIc And economIc tRends AnAlYsIs 65cItY oF sAngeR HoUsIng stUdY
Based on an analysis of American Community Survey
(ACS) 5-Year estimate data from 2022 about the age
distribution of Sanger residents:
»the median age
in sanger was
approximately 31.8 years.
»26.8% of the population
was under 18.
»10.9% of the population
was over 65.
»62.3% of the population
was between 18 and 65
years old.
Figure 2.2 illustrates the age distribution of residents of
Sanger. The largest age group in the city is the “Under
5 years” category, suggesting a high number of young
families. This could indicate a demand for housing
options that can best accommodate families, such as
spacious single-family homes. Residents aged between
25 and 34 years represent a significant portion (18%) of
the population. These are typically ages when individuals
are establishing their careers and starting families,
which could drive demand for smaller, more affordable,
“starter” homes or more compact rental units. The lower
population within the “80 to 84 years” and “85 years and
over” categories suggests a smaller senior population,
which might result in less demand for senior-specific
housing such as retirement communities, or smaller
homes that may typically be associated with a need to
downsize.
Figure 2.2 Age Distribution of Sanger Residents, 2022
Source: U.S. Census Bureau, 2022: ACS 5-Year Estimates
35164189248
346
555
385346409
702723
807825
705
310
633725
934
< 5
Y
R
S
AGE
5
9
AGE
1
0
1
4
AGE
1
5
1
9
AGE
2
0
2
4
AGE
2
5
2
9
AGE
3
0
3
4
AGE
3
5
3
9
AGE
4
0
4
4
AGE
4
5
4
9
AGE
5
0
5
4
AGE
5
5
5
9
AGE
6
0
6
4
AGE
6
5
6
9
AGE
7
0
7
4
AGE
7
5
7
9
AGE
8
0
8
4
AGE
8
5
+
31.8MEDIAN AGE
cHAPteR 2: demogRAPHIc And economIc tRends AnAlYsIs 6
Figure 2.3 illustrates the age distribution
broken down into specific population groups
whose presence is a key indicator of housing
demand. Age groups represented in this
figure are associated with home-buying
preferences that indicate the demand for
each type of housing in Sanger.
Household composition provides further
insight into the potential housing
preferences of Sanger residents. As of 2022,
Sanger’s population was spread across
3,371 households, with an average household size being
approximately 2.68 people, according to ACS 5-Year
estimates. Figure 2.4 presents a detailed breakdown of the
household composition in the City of Sanger. Sanger is a
family-oriented city, where the most significant segments
of the population are married couples. Married couples
with children under 18 years constitute roughly 27.20%
of households, while those comprising married couples
without children under 18 years account for approximately
26.25%. The high percentage of married couples with
children (27.20%) indicates a demand for larger housing
units that can accommodate families. The presence of a
Figure 2.3 Sanger Home-Buyers; Key Age Groups, 2022
Source: U.S. Census Bureau, 2022: ACS 5-Year Estimates
Figure 2.4 Sanger Household Types, 2022
Source: U.S. Census Bureau, 2022: ACS 5-Year Estimates
24%
AGE 3554
10%
AGE 5564
11%
AGE 65+18%
AGE 2534
2%
1%
2%
13%
1%
5%
4%
13%
6%
2%
26%
27%
SINGLE MALEWITH NONRELATIVES
SINGLE MALE, WITH RELATIVESNO CHILDREN UNDER 18
SINGLE MALEWITH CHILDREN UNDER 18
SINGLE MALELIVING ALONE
SINGLE FEMALEWITH NONRELATIVES
SINGLE FEMALE, WITH RELATIVESNO CHILDREN UNDER 18
SINGLE FEMALEWITH CHILDREN UNDER 18
SINGLE FEMALELIVING ALONE
COHABITATINGNO CHILDREN UNDER 18
COHABITATINGWITH CHILDREN UNDER 18
MARRIEDNO CHILDREN UNDER 18
MARRIEDWITH CHILDREN UNDER 18
cHAPteR 2: demogRAPHIc And economIc tRends AnAlYsIs 87cItY oF sAngeR HoUsIng stUdY
substantial number of married couples without children
under 18 years (26.25%) could indicate an increased
demand for smaller, more manageable properties. Single
male and female householders living alone constitute a
significant portion of the population (13.47% and 12.70%
respectively). This demographic typically requires smaller
housing units, such as one-bedroom apartments or
studios.
Beyond the housing preferences associated with each
age range and household type, some groups, such as
the working-age population, reveal trends that can have
broader implications for the local housing market. A
robust working-age population can positively influence
the workforce development efforts of Sanger and
contribute to an increase in housing demand because
of the employment opportunities that result from
these efforts. While a growing population of working-
age residents means Sanger is developing a stronger
workforce, it can also indicate a greater need for housing
that is affordable for working-age residents.
The working-age population group of those aged 18 to
64 represents the largest portion of the total population,
highlighting Sanger’s capacity to maintain a strong
workforce. The population of work-aged individuals (18-64)
in Sanger has Increased by 44.83% between 2010 and 2022.
Figure 2.5 displays a comparative
view of Sanger’s young, working,
and senior populations over time.
HoUseHold Income
The distribution of income is
among the most impactful factors
to which types of housing are in
demand. Higher incomes may
indicate a need for luxury housing
options, middle incomes may
indicate a need for mid-range
housing, and lower income may
indicate a need for more affordable
housing options.
Figure 2.5 Young, Working-Age, and Senior Age Groups, 2010-2022
Source: U.S. Census Bureau, 2022: ACS 5-Year Estimates
2K
4K
6K
8K
2010 2012 2014 2016 2018 2020 2022
YOUNG WORKING AGE SENIOR
cHAPteR 2: demogRAPHIc And economIc tRends AnAlYsIs 8
The distribution of household income in Sanger is
displayed by Figure 2.6. Sanger’s median household
income is $86,083, which is 15.4% higher than the national
average. This income distribution has 24.10% of households
earning less than $50,000 annually, indicating a potential
need for affordable housing options, with 33.10% earning
between $50,000 and $99,999 and 26.40% earning
between $100,000 and $149,999, potentially indicating a
demand for mid-range housing options. 16.30% earn over
$150,000, potentially indicating a demand for higher-
end or luxury housing options. The federal poverty line
in 2022 was $29,950, and Sanger has a lower percentage
of households earning less than
$25,000 compared to both Denton
County and the national average.
The relatively low level of low-
income households in Sanger
could suggest a lesser demand
for attainable housing in Sanger,
compared to the broader need for
attainable housing. Approximately
26.4% of Sanger’s population falls
within the $100,000 to $149,999
income bracket, which is higher
than both Denton County (19.9%)
and the national average (17.1%).
However, only 16.3% of households
in Sanger earn $150,000 or more,
which is lower than in Denton
County (32.2%) and slightly lower
than the national average (20.2%).
commUtIng
The commuting patterns of Sanger residents are a
significant indicator of the connection the city has with
the economies of the broader Dallas-Fort Worth area.
Analyzing these patterns is valuable for establishing
the potential for economic growth that extends beyond
Sanger’s city limits.
Figure 2.6 Median Household Income, 2022
Source: U.S. Census Bureau, 2022: ACS 5-Year Estimates
5%
10%
15%
20%
25%
30%
<$5
,
0
0
0
$5,0
0
0
$9,9
9
9
$10,
0
0
0
$14
,
9
9
9
$15,
0
0
0
$19,
9
9
9
$20
,
0
0
0
$24
,
9
9
9
$25
,
0
0
0
$34
,
9
9
9
$35
,
0
0
0
$49
,
9
9
9
$50
,
0
0
0
$74
,
9
9
9
$75
,
0
0
0
$99
,
9
9
9
$100
,
0
0
0
$149
,
0
0
0
$150
,
0
0
0
+
SANGER DENTON COUNTY UNITED STATES
cHAPteR 2: demogRAPHIc And economIc tRends AnAlYsIs 109cItY oF sAngeR HoUsIng stUdY
2,380 4,321
35 2
CITY OF
SANGER
It is estimated that 87.3% of Sanger commuters work
outside of Sanger. Figure 2.7 highlights the inflow and
outflow commuting patterns for Sanger, based on data
from 2021. This commuting pattern data indicates that a
majority of the city’s working-age population commute
out of the city for work, which indicates Sanger’s economic
interconnection with surrounding areas, offering residents
a large variety of employment opportunities.
Sanger also attracts a considerable number of workers
commuting from other cities, indicative of strong
economic conditions and employment opportunities.
The small portion of Sanger’s workforce that is employed
within the city might indicate that there is a mismatch
between employment opportunities and available housing
options, or between the industries present in the city and
the skill sets of residents.
While Sanger’s own economy has steadily grown over
the course of several decades, its connection to the
broader Dallas-Fort Worth metroplex is significant, and
the economic growth of surrounding cities will have
an impact on Sanger’s economy and housing market.
Figure 2.8, shown on the following page, displays a
visualization of which nearby cities most Sanger residents
work in. Establishing an economic connection to regional
economies is useful for predicting future growth and
market trends in Sanger. When many residents are
employed outside of Sanger, the economic growth of
the cities they commute to will have an impact on what
opportunities are available to people living in Sanger.
Further economic opportunities will provide Sanger
residents with a financial mobility that can influence
housing demand.
The City of Denton receives the largest number of Sanger
commuters (987), followed by Dallas (436) and Fort Worth
(252), indicating a connection with some of the region’s
largest economies.
The information presented throughout this section will
serve as a foundation for understanding Sanger’s present
situation and envisioning its future.
Figure 2.7 Commuter Inflow/Outflow
Source: U.S. Census Bureau, OnTheMap, 2021Source: U.S. Census Bureau, OnTheMap, 2021
cHAPteR 2: demogRAPHIc And economIc tRends AnAlYsIs 10
0 10 205 Miles
The focus of this study now shifts to anticipated
population trends, utilizing projections of population
growth for the City of Sanger, the Dallas-Fort Worth
metroplex, and the state of Texas.
PoPUlAtIon gRowtH PRoJectIons
Looking ahead, the City of Sanger is poised for significant
population growth. It is important to consider multiple
sources when examining projections of population growth,
as each source may employ different methodologies,
assumptions, and data sets. For example, projections from
the Texas Water Development Board (TWDB) indicate a
more conservative estimate for future growth, whereas
the projections included in Sanger’s Water Distribution
System Analysis and Capital Improvements (WDSACI)
report in 2022 might be considered more aggressive. It is
also important to note that each report used a different
estimate of Sanger’s population in 2020, with the
TWDB report estimating 8,190 and the WDSACI report
estimating 9,080. While further data may confirm
the legitimacy of one of these estimations, it is
important both figures are maintained within
this study to convey the model of growth
presented originally in each report.
Although these data sources indicate differing growth
rates, both indicate a steady upward trajectory in Sanger’s
total population. Analyzing projections with varying
levels is useful when planning for various growth
scenarios.
Figure 2.8 Commuting Destinations of Sanger Residents
Source: U.S. Census Bureau, OnTheMap, 2021
WHERE SANGER
RESIDENTS WORK
DENTONDENTON
FORT FORT
WORTHWORTH
ARLINGTONARLINGTON
DALLASDALLAS
IRVINGIRVING
GARLANDGARLAND
PLANOPLANO
SANGER
FRISCOFRISCO
MCKINNEYMCKINNEY
2 - 29
30 - 77
78 - 145
146 - 436
437 - 987
cHAPteR 2: demogRAPHIc And economIc tRends AnAlYsIs 1211cItY oF sAngeR HoUsIng stUdY
Figure 2.9 provides a visual comparison of the population
growth as projected by Water Distribution System Analysis
and Capital Improvements report and the Texas Water
Development Board.
In 2022, Sanger’s Water Distribution System Analysis and
Capital Improvements (WDSACI) report estimated that
the city’s population will reach 17,048 by the year 2040,
representing a growth rate of 87.8% from the estimated
2020 population of 9,080. The TWDB report estimated that
Sanger’s population was 8,190 in 2020 and will increase by
52.9% to 12,522 by 2040.
Additionally, a useful metric of population growth is school
enrollment. In 2022, Sanger Independent School District
issued a bond to fund the construction of a new high
school campus and the physical improvements of several
existing facilities.
One of the primary goals in issuing the 2022 Bond was
to address the anticipated population growth in Sanger.
According to The Sanger ISD, an increase of over 1,000
students is expected, constituting approximately 40%
of the current enrollment. Should the housing market
experience further growth, the district’s enrollment could
surpass 4,000 students within the next decade. This
anticipated growth would be a continuation of the trend
in school enrollment figures observed in recent years.
Figure 2.10 illustrates the historical growth of Sanger ISD
from 2011 to 2024.
Figure 2.9 Projected Population, 2020-2040
Source: Water Distribution System Analysis and Capital Improvements,
TWDB 2021 Region C Water Plan
Figure 2.10 Total Enrollment, Sanger ISD, 2011-2024
Source: Texas Education Agency
9,
0
8
0
8,
1
9
0
12
,
4
4
2
10
,
1
6
4
17
,
0
4
8
12
,
5
2
2
2020 2030 2040
WDSACI REPORT
TWDB
2,800
2,750
2,700
2,650
2,600
2,550
20
1
1
1
2
20
1
2
1
3
20
1
3
1
4
20
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2,600
2,665 2,677
2,645
2,696
2,686
2,726
2,759
2,635
2,569
2,750
2,801 2,810
cHAPteR 2: demogRAPHIc And economIc tRends AnAlYsIs 12
The anticipated population growth of Sanger will likely
correlate with broader growth trends. The projected
growth trends of Denton County provide useful regional
context for the evaluation of Sanger’s expected growth.
For near-term and long-term planning purposes, the Texas
Demographic Center (TDC) provides useful projections
for Denton’s population, which are based on the cohort
component project technique and consider projected
fertility, mortality, and migration rates. The long-term
planning model used by the TDC assumes a migration of
half the migration seen between 2010-2020. Figure 2.11
displays projections gathered from the TDC, providing
a visual comparison of the more conservative long-term
planning model with the more aggressive short-term
model. These projections indicate that:
»the projected growth of denton county follows an
upward trajectory similar to sanger.
»the long-term model estimates an expected
population increase of 53.47% between 2020 and
2060.
»the near-term planning model assumes the same
migration rate as 2010-2020, predicting an increase of
128.52% between 2020 and 2060.
Figure 2.11 Projected Population Growth in Denton County, 2020 - 2060
Source: Texas Demographic Center, 2022
MODERATE ACCELERATED
0.5M
0
1.0M
1.5M
2.0M
2020 2025 2030 2035 2040 2045 2050 2055 2060
cHAPteR 2: demogRAPHIc And economIc tRends AnAlYsIs 1413cItY oF sAngeR HoUsIng stUdY
The projected increase in Denton County’s population is
also expected to align with regional growth trends. The
rate of population growth experienced by the Dallas-Fort
Worth metropolitan area in the past several decades is
expected to continue in the coming years. The TDC has
estimated that the metro area’s population will increase
by 29.34% using the long-term planning methodology, or
by 62.70% using the short-term methodology. Figure 2.12
illustrates the comparison between the projected total
populations of the Dallas-Fort Worth-Arlington MSA using
the Texas Demographic Center’s long-term and short-
term planning methodologies.
The growth in Sanger and the Dallas-Fort Worth
metroplex will likely contribute to and be influenced by
the population increase occurring state-wide. By the
year 2060, the total population of Texas is projected to
grow to between 36,722,840 and 44,391,658, representing
a range of growth rates between 26% and 52.31% from
the 2020 population estimate. Figure 2.13 illustrates
the projected population increase for the state of Texas.
The interconnectedness between Sanger and the
Dallas-Fort Worth region—one of the fastest-growing
metropolitan areas in the state—suggests that planning
and development strategies in Sanger should take into
account these state-wide population projections.
Figure 2.12 Projected Total Population of DFW
Source: Texas Demographic Center, 2022
Figure 2.13 State of Texas Populaton Projections, 2020 - 2060
Source: Texas Demographic Center, 2022
MODERATE ACCELERATED
12.0M
0
9.0M
6.0M
3.0M
2020 2025 2030 2035 2040 2045 2050 2055 2060
MODERATE ACCELERATED
50M
0
40M
30M
20M
10M
2020 2025 2030 2035 2040 2045 2050 2055 2060
cHAPteR 2: demogRAPHIc And economIc tRends AnAlYsIs 14
Based on the projections discussed within this section, we
can highlight several key takeaways:
»the city of sanger is projected to experience
a significant population increase, with current
projections estimating between a 53% and 88%
growth rate from the years 2020 to 2040.
»the city of sanger is economically connected to
the broader dallas-Fort worth region, which is also
predicted to experience significant growth.
»the population growth experienced by the state
of texas in the past several decades is expected to
continue at a similar rate.
»A significant population increase in the dallas-Fort
worth area could lead to increased demand for
housing, infrastructure, and business services, which
could stimulate economic and population growth in
sanger.
The population projections for Sanger and the
surrounding metropolitan area outlined within this section
will serve as important metrics in the assessment of future
housing needs. Used in conjunction with an analysis of the
economic trends affecting Sanger and surrounding areas,
population projections can provide an understanding of
the trajectory of the city’s economy and housing market.
The following section will describe current and projected
economic trends affecting the City of Sanger.
economIc tRends
This section presents an analysis of the economic trends
influencing the housing market in the City of Sanger.
While this section will detail the shifts occurring within
Sanger’s economy specifically, it is also important to
evaluate the impact of local, regional, and state-level
trends. Understanding these interconnected dynamics is
key to forecasting future economic growth and housing
needs in Sanger. The economic trends described within
this section continue to contribute to the growth of the
Dallas-Fort Worth area. With the growth of regional
economies, Sanger is well-positioned to capitalize on the
increased demand for housing. With its strategic proximity
to the I-35 corridor, the employment opportunities of
the Dallas-Fort Worth metroplex are easily accessible by
Sanger residents. Within this section, several metrics will
be used to measure economic growth that indicates a
large potential for economic and population growth that
will potentially influence housing demand in the City of
Sanger.
gRoss domestIc PRodUct
The likelihood of population growth is significantly
affected by local and regional economic conditions. Gross
Domestic Product (GDP) is a useful metric for measuring
the total market value of all goods and services produced
within specific geographic levels and provides a broad
snapshot of economic conditions.
cHAPteR 2: demogRAPHIc And economIc tRends AnAlYsIs 1615cItY oF sAngeR HoUsIng stUdY
According to the Bureau of Economic Analysis, the GDP
in Denton County has increased by 67.20% between the
years of 2017 and 2022. The GDP of the Dallas-Fort Worth
metropolitan area has also increased by 42.41% over the
same period. Figure 2.14 compares the rate of growth for
the GDP measurements of Denton County, Dallas-Fort
Worth, and Texas. This type of measurement is useful for
gauging economic growth and acceleration. Figure 2.15
illustrates the steady growth of the economy in Texas,
measured by the GDP.
The strength of Texas’ economy is a testament to the
diverse industries that thrive in the state, many of which
are centered in the North Texas region. Texas’ economic
vitality will continue to fuel high demand for housing
and real estate development, solidifying its position as
an attractive destination for businesses and individuals
seeking growth opportunities.
As the state GDP continues to increase, the concentration
of growth within Denton County will be a significant
factor of economic development in Sanger. With a rate
of GDP increase higher than Texas as a whole, Denton
County will continue to be a center of the economic
growth occurring statewide.
Figure 2.14 Rate of GDP Increase from Preceding Period
Source: Bureau of Economic Analysis
Figure 2.15 Texas GDP, In Millions of Inflation-Adjusted Current Dollars
Source: Bureau of Economic Analysis
15%
12%
9%
6%
3%
0%201718 201819 201920 202021 202122
DFW GDP
DENTON COUNTY GDP
2017 2018 2019 2020 2021 2022
$1
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cHAPteR 2: demogRAPHIc And economIc tRends AnAlYsIs 16
emPloYment tRends
At 1.8%, Sanger’s unemployment rate is significantly
lower than Denton County’s rate of 4%. The national
unemployment rate is currently 3.7%, which further
illustrates the significance of Sanger’s strong economic
conditions. Figure 2.16 displays the unemployment rates
in Sanger compared to Denton County overall between
2010 and 2022.
This data indicates a robust economic environment
in Sanger, as evidenced
by the significantly lower
unemployment rate compared
to both Denton County
and the national average.
This downward trend in
unemployment from 2010 to
2022 suggests a steady growth
in job opportunities and
economic stability in the city.
An unemployment rate of
just 1.8% indicates a strong
economy and workforce.
However, a low unemployment
rate often correlates with
higher median income levels,
which could increase the
demand for housing. Strong economic conditions can
also make the city more attractive to people looking for
job opportunities, which could lead to an influx of new
residents, further increasing demand.
Determining which industries employ residents of Sanger
is useful for predicting future trends in the housing
market. The size and nature of the workforce can reflect
the economic health of a city or region, which in turn can
impact demand for housing. Areas with a growing, well-
paid workforce may see rising housing prices, while areas
with a shrinking or lower-paid workforce may see stagnant
or falling housing prices.
Figure 2.16 Sanger Unemployment Rates, 2010 - 2022
Source: U.S. Census Bureau, 2022: ACS 5-Year Estimates
10%
9%
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5%
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CITY OF SANGER DENTON COUNTY
2010 2012 2014 2016 2018 2020 2022
cHAPteR 2: demogRAPHIc And economIc tRends AnAlYsIs 1817cItY oF sAngeR HoUsIng stUdY
Figure 2.17 illustrates how Sanger’s workforce is divided
among industry sectors.
It is useful to consider which industries most commonly
employ Sanger residents. The top five industries that
employ Sanger residents are construction, manufacturing,
educational services, health care and social assistance,
and finance and insurance. Figure 2.18 on the next page
illustrates the median earnings associated with each of
these industries. Figure 2.19 on the next page shows the
extent to which the number of residents employed by
each of these industries has increased in recent years.
Figure 2.17 Percentage of Workforce by Industry, 2022
Source: U.S. Census Bureau, 2022: ACS 5-Year Estimates
14%
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cHAPteR 2: demogRAPHIc And economIc tRends AnAlYsIs 18
The largest employment sectors for Sanger residents are
construction, manufacturing, and educational services,
employing 34.09% of the workforce, and the varying
median earnings of these sectors indicate different
housing needs. The construction sector, which employs
the largest portion of the workforce (12.41%), has median
earnings of $42,074. The number of Sanger residents
employed by these industry sectors has increased by
81.96% from 2010 to 2022. The educational services and
health care and social assistance sector—employing
approximately 10% of the workforce—has median yearly
earnings of $33,491. The median earnings associated with
these sectors may indicate a need for affordable housing
options in Sanger. Housing options that fall within the
economic reach of these market segments may be rental
units or smaller single-family homes. The manufacturing
sector, on the other hand, with a higher median income
of $63,068, suggests a demand for mid-range housing
options. The finance and insurance sector, with the
highest median income of $69,766, has increased by
approximately 585% between 2010 and 2022, indicating a
potential demand for higher-end housing options.
Figure 2.18 Median Earnings by Industry, 2022
Source: U.S. Census Bureau, 2022: ACS 5-Year Estimates
Figure 2.19 Industries Employing Sanger Residents
Source: U.S. Census Bureau, 2022: ACS 5-Year Estimates
$80K
$70K
$60K
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$30K
$20K
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2010 2012 2014 2016 2018 2020 2022
CONSTRUCTION FINANCE AND INSURANCE
EDUCATIONAL SERVICES MANUFACTURING
HEALTH CARE AND SOCIAL ASSISTANCE
cHAPteR 2: demogRAPHIc And economIc tRends AnAlYsIs 2019cItY oF sAngeR HoUsIng stUdY
While many Sanger residents seek employment in
nearby cities that they commute to, it is also important
to consider the employment opportunities within
Sanger. Figure 2.20 lists the major employers within the
city, according to the Sanger Economic Development
Corporation (Sanger EDC).
Sanger’s major employers play a significant role in
driving the city’s economic growth. These companies
provide employment opportunities and contribute to
the city’s economic vitality. The presence of these major
employers, along with the arrival of new businesses and
the development of industrial space indicates a strong and
growing economy in Sanger.
The recent and upcoming arrivals of several new
businesses will further influence the continuous
development of Sanger’s economy. By affecting
employment, real estate, and consumer spending, these
businesses are also likely to influence demand for housing
in the Sanger area. At the time of this study, the list of
retail businesses potentially establishing operations in
Sanger includes:
»three convenience
stores/gas stations
»Urgent care facility
»coffee shop
»Ice cream shop
»Brewery
»Fast food restaurant
»Retail development with
dollar store and three
additional retail spaces
near the steakhouse
restaurant
Significant industrial space is also being developed in
Sanger. At the time of this study, these spaces include:
»star Business Park, which will include 5,000,000
square feet of industrial space.
»Approximately 700,000 square feet of industrial
space will be developed on a 90-acre plot south of the
walmart distribution center.
»8 warehouse buildings—approximately 6,000 sq. ft.
each—are under construction at 901-915 Utility Road.
Figure 2.20 Major Employers in Sanger
Source: Sanger Economic Development Corporation
comPAnY nAme IndUstRY
nUmBeR oF
emPloYees
A&W Productions Manufacturing 100 - 150
Babe’s Chicken Food Industries 50 - 100
City of Sanger Government 100 - 150
Eikon Engineering Engineering 100 - 150
North Texas Plastics Manufacturing 1 - 50
R&L Carriers Transportation
and Logistics 150 - 200
Sam’s Distribution Center Distribution 250 - 300
Sanger Bank Finance 1 - 50
Sanger ISD Education 250 - 300
Wal-Mart Distribution Center Distribution 900 - 1,000
cHAPteR 2: demogRAPHIc And economIc tRends AnAlYsIs 20
NEW BUILD REMODEL
411
201617 201718 201819 201920 202021 202122 202223
0
50
100
150
200
250
169
100
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8879
9
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31
These developments are aligned with Sanger’s current
economic and workforce development strategies.
Targeted industries outlined in the Sanger 2040
Comprehensive Plan include professional services, retail,
transportation and warehousing, and manufacturing.
The Sanger EDC has also established a Business Retention
and Expansion (BRE) program that focuses on the
support of Sanger’s existing business through ongoing
engagement and information sharing between the EDC
and local business owners. A primary function of this
BRE program involves gathering information during
visits to local
businesses
that provide
insight into
business needs,
plans for relocation
or expansion, or
closures. Other
activities include
publishing
quarterly
newsletters and
online information,
marketing videos,
conducting annual
business surveys,
and offering
networking
opportunities.
The recent growth observed in top industries and the
business-friendly environment supported by Sanger EDC
are key indicators of an economic vitality that will play
a significant role in increasing demand for housing in
Sanger.
HoUsIng PeRmIts
The number of permits issued to produce residential
properties in Sanger can indicate trends in the local
housing market. Figure 2.21 displays the number of permits
issued between the fiscal years of 2017 and 2023 by type.
Figure 2.21 Residential Building Permits, Fiscal Years Ending 2017 - 2023
Source: City of Sanger
cHAPteR 2: demogRAPHIc And economIc tRends AnAlYsIs 2221cItY oF sAngeR HoUsIng stUdY
While the total number of permits issued significantly fluctuate year by year, the changing ratio of new build and remodel
permits offers insight into specific trends including:
»the significantly higher number of new build permits
may indicate that there is a greater demand for
newer, modern homes, as opposed to the historic
properties located near sanger’s downtown core;
»the number of remodeling permits has remained
relatively steady, which could indicate that the more
compact older properties remain desirable but may
need updates or repairs.
After observing the economic trends influencing development in Sanger today, there are several key findings:
»Unemployment in sanger
has decreased dramatically
compared to denton county and
the state of texas.
»sanger has experienced
significant growth in its top
industry sectors, as well as the
growth of emerging industry
sectors.
»sanger’s age demographics are
shifting favorably in relation to
economic growth.
»denton county and the broader
dallas-Fort worth region
have experienced significant
economic growth.
»texas has one of the strongest
economies in the nation as
well as a rapidly increasing
population.
»11 new retail establishments are
opening soon or have recently
opened in sanger.
»there is approximately 5,748,000
square feet of industrial space
currently being developed.
The demographic characteristics, population projections, and economic trends in Sanger and the Dallas-Fort Worth region
provide a more complete understanding of the socio-economic landscape that shapes the housing market in Texas. This
information will inform the following sections, which will assess the current housing conditions in Sanger and determine
future housing demand and development capacity.
cHAPteR 2: demogRAPHIc And economIc tRends AnAlYsIs 22
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cHAPteR 3: HoUsIng InventoRY Assessment 2423cItY oF sAngeR HoUsIng stUdY
CHAPTER 3: HOUSING INVENTORY ASSESSMENT
To determine Sanger’s current alignment with the vision
set forth by both the Sanger 2040 Comprehensive Plan
and the 2016 housing ordinance policy, it is necessary
to analyze the composition of housing types currently
present in the city. The following sections will provide
a detailed analysis of this composition, as well as a
description of relevant housing characteristics including
age of housing, occupancy and vacancy rates, and an
analysis of market values for residential properties in
Sanger.
HoUsIng InventoRY
The 2016 Housing Study aimed to
document the housing stock of Sanger
and provide the City Council with
information that would assist it with
deciding the targeted future housing
mix. The study identified five categories
of housing and the percentage of the
total housing stock each category
represented. Figure 3.1 provides a
comparison of the findings of the 2016
study alongside the targeted housing
mix set forth by the housing ordinance
policy.
Since 2016, Sanger’s housing composition has shifted.
However, it is also important to note methodological
differences between the 2016 study and this current study.
In 2016, the inventory of housing types was created from
a sample of residential properties from each subdivision
or area in the city. These samples were then averaged
to estimate an average house size for each area. In
contrast, this current study utilizes data provided by the
City of Sanger and the Denton Central Appraisal District
Figure 3.1 2016 Housing Composition and Targeted Mix
Sources: City of Sanger, 2016 Housing Study, and Resolution No. 09-08-16
34%
30%27%30%
18%
25%
15%12%
6%3%
SINGLE FAMILY
< 1,499 SF
SINGLE FAMILY
1,5001,999 SF
2016 ACTUAL
2016 TARGET
SINGLE FAMILY
2,000+ SF
MULTIFAMILY MANUFACTURED
HOMES
cHAPteR 3: HoUsIng InventoRY Assessment 24
to include all residential
properties within city limits.
When considering the shifts in
housing categories between
2016 and 2024, it is important
to acknowledge that some
percentage change may
stem from the difference in
methodologies, rather than
reflecting a true increase
in each category. Figure
3.2 illustrates the current
composition of housing types
for all residential properties in
Sanger.
The total number of multi-
family units were gathered
through manual inspection
of each multi-family property.
The analyses within this section
consider
existing
residential
properties
with vacant
parcels being
removed from
the dataset.
Figure 3.2 Current Housing Composition
Sources: City of Sanger; Denton Central Appraisal District; Antero Group
0 0.25 0.50.13 mi
single-Family < 1,499 sF
(33%) 1,290 Units
single-Family 1,500-1,999 sF
(31%) 1,195 Units
single-Family 2,000+ sF
(17%) 665 Units
multi-Family (13%) 495 Units
manufactured Homes (5%)
209 Units
non-Residential Parcels
In
t
e
r
s
t
a
t
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3
5
I
n
t
e
r
s
t
a
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3
5
E Ch
a
p
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a
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D
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(
F
M
4
5
5
)
E Ch
a
p
m
a
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D
r
(
F
M
4
5
5
)
W Chapman Dr (FM 455)W Chapman Dr (FM 455)
cHAPteR 3: HoUsIng InventoRY Assessment 2625cItY oF sAngeR HoUsIng stUdY
Figure 3.3 illustrates a comparison between Sanger’s 2016 housing composition, the current housing composition, and the
2016 target.
Based on the results of this analysis:
»most of the homes constructed
since the time of the 2016 study are
single-family homes between 1,500
and 1,999 square feet, represented
by an increase of approximately
14.8%.
»the single-family above 2,000
square feet housing category shows
the most significant deviation from
the 2016 target.
»the multi-family category has
decreased by approximately 13.3%
since 2016, becoming more closely
aligned with the 2016 target.
33%
34%30%27%30%18%25%15%12%6%3%
31%
17%
13%
5%
SINGLE FAMILY
< 1,499 SF
SINGLE FAMILY
1,5001,999 SF
CU
R
R
E
N
T
P
E
R
C
E
N
T
A
G
E
2016 ACTUAL
2016 TARGET
SINGLE FAMILY
2,000+ SF
MULTIFAMILY MANUFACTURED
HOMES
Figure 3.3 2016 Actual and Targeted Percentages Compared to Current Percentages
Sources: City of Sanger, 2016 Housing Study, and Resolution No. 09-08-16; Denton Central Appraisal District
0 0.5 10.25 mi
cHAPteR 3: HoUsIng InventoRY Assessment 26
In general, the period between 2016
and 2024 represented a progression
towards achieving the 2016 Target
Mix. The single-family under 1,499
square feet, single-family between
1,500 and 1,999 square feet, multi-
family, and manufactured homes
categories have all become more
aligned with the 2016 target.
However, the single-family above
2,000 square feet category moved
further away from the target,
decreasing by approximately 5.6%.
Continuing the analysis of how
Sanger’s housing composition is
changing, it is useful to consider
how upcoming or proposed
developments will further shift
each housing type category. Figure
3.4 illustrates the location of each
proposed development.
Upcoming or proposed
developments will account for
an additional 3,016 housing units.
With an average household size
of 2.68 people in 2022, these new
developments will likely house 8,082
future residents of Sanger. Utilizing
the data provided by Sanger,
Figure 3.4 Proposed
Developments in Sanger
Source: City of Sanger
UPCOMING
DEVELOPMENTS
In
t
e
r
s
t
a
t
e
3
5
I
n
t
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s
t
a
t
e
3
5
E Chapman Dr (FM 455)E Chapman Dr (FM 455)
W Chapman Dr (FM 455)W Chapman Dr (FM 455)
Interstate 35 Stemmons PD
(Belz RD Retail) 908 Units
Stephens Town Crossing
Phase 2 407 Units
Sanger Circle Phase 7
63 Units
Lane Ranch
1,326 Units
Oasis Apartments 82 Units
Sable Creek Phase IV & V
31 Units
Sanger Preserves
199 Units
cHAPteR 3: HoUsIng InventoRY Assessment 2827cItY oF sAngeR HoUsIng stUdY
Figure 3.5 displays what the composition of housing in
Sanger will be after the completion of these upcoming or
proposed developments.
The inclusion of future developments within this analysis
illustrates a significantly different picture of Sanger’s
housing composition. The single-family under 1,499
square feet falls below the targeted percentage of 30%
at 25%. The single-family between 1,500 and 1,999 square
feet category falls below targeted percentage of 30% at
26%. The single-family above 2,000 square feet category
increases closer to the targeted percentage of 25% at 22%.
The multi-family category deviates significantly from the
targeted percentages by a difference of 12% at 24%. The
manufactured homes category decreases to match the
targeted percentage of 3%.
Figure 3.5 Current Composition, Composition Including Future Developments, and 2016 Target
Sources: City of Sanger, Resolution No. 09-08-16; Denton Central Appraisal District; Antero Group
0
5%
10%
15%
20%
25%
30%
35%
SINGLEFAMILY
1,5001,999 SF
SINGLEFAMILY
2,000+ SF
MULTIFAMILY MANUFACTURED
HOMES
SINGLEFAMILY
< 1,499 SF
CURRENT %
PROJECTED %
2016 TARGET
33%25%31%26%17%22%13%24%5%3%3%
12%
25%
30%30%
cHAPteR 3: HoUsIng InventoRY Assessment 28
ResIdentIAl PRoPeRtY Ages
The age of a housing inventory can provide insight into the
city’s historical development patterns and its future needs
and challenges. For instance, an aging housing stock
might indicate a future need for more new housing or
significant renovations within the existing housing stock.
Age dIstRIBUtIon
Examining the age distribution of homes in Sanger offers
valuable insight into its history of development and
the current state of its residential properties. Figure 3.6
displays the distribution of ages for residential properties
within Sanger, according to data from the Denton Central
Appraisal District.
Sanger has a relatively young housing inventory, with
37.2% of homes built after the year 2010. It would be
unlikely that the negative implications of an aging
housing stock will be a major concern for Sanger in the
coming years. 2004 is the median year of construction
for residential properties in Sanger. Figure 3.7 on the
following page displays the spatial distribution of
residential property ages in Sanger.
Examining the timeline of construction years for
homes in Sanger reveals distinct periods of significant
development. The ages of residential properties in Sanger
follow a traditional pattern of outward growth, with older
properties being located near the center of the city and
newer properties being located around the edges.
A housing stock with a large range of ages is a useful asset
for Sanger. The newer developments around the edges of
the city offer modern, spacious homes, while the central
parts of Sanger offer more compact, affordable housing
options. In cities where most homes are relatively young,
it is common for there to be a lack of housing options that
Figure 3.6 Distribution of Residential Property Ages
Source: U.S. Census Bureau, 2022: ACS 5-Year Estimates
0
5%
10%
15%
20%
25%
30%
35%
40%
1870
1949
1920
1969
1970
1989
1990
2009
2010 OR
NEWER
2.
5
%
6
.
5
%
21
.
2
%
32
.
7
%
37
.
2
%
cHAPteR 3: HoUsIng InventoRY Assessment 3029cItY oF sAngeR HoUsIng stUdY
2010 - 2024
1990 - 2009
1970 - 1989
1950 - 1969
1870 - 1949
Figure 3.7 Distribution of Residential Property Age
Sources: Denton Central Appraisal District; Antero Group
1870–1949
1950-1969
1970-1989
1990–2009
2010–2024
Non-residential Parcels
Int
e
r
s
t
a
t
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3
5
Int
e
r
s
t
a
t
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3
5
Int
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r
s
t
a
t
e
3
5
Int
e
r
s
t
a
t
e
3
5
E Chapman Dr E Chapman Dr
(FM 455)(FM 455)
W Chap
m
a
n
D
r
W Chap
m
a
n
D
r
(FM 455
)
(FM 455
)
N
cHAPteR 3: HoUsIng InventoRY Assessment 30
serve as “starter” homes. In Sanger, there are a variety of
housing options to capture the demand of different home
buyer market segments.
occUPAncY And vAcAncY
The occupancy and vacancy rates in a city’s housing
inventory provide critical insights into the housing
market’s dynamics. These rates are indicators of the
housing market’s health, reflecting the balance between
housing supply and demand. A high occupancy rate
indicates a high demand for housing, suggesting a
thriving real estate market. However, an excessively high
occupancy rate may also signal a shortage of housing,
leading to inflated housing prices and increased cost of
living. Conversely, the vacancy rate is the percentage of
unoccupied or vacant units in the total housing inventory.
A lower vacancy rate might indicate a robust housing
market, but it could also signify a lack of available housing,
potentially leading to overcrowding or inflated rental and
purchase prices.
According to data from the American Community Survey,
the occupancy rate in the City of Sanger was 94% in
2022, with a total of 3,371 occupied housing units. Of this
total, approximately 74% of residents own their home,
while approximately 26% rent. Sanger’s rate of home
ownership is high compared to the national rate, which
was estimated to be approximately 65% in 2022. While
high demand for housing can, in some cases, produce
undesirable conditions like overcrowding, only 4.4% of
residents live in homes where there is more than one
person per room, which means that this scenario is
unlikely in Sanger. Figure 3.8 illustrates how housing unit
occupancy in Sanger shifted between 2010 and 2022.
According to data from the American Community Survey,
the vacancy rate in the City of Sanger was approximately
6% in 2022. Sanger’s vacancy rate is low compared to the
national rate, which was estimated to be approximately
11% in 2022. Of the properties considered to be vacant,
70.24% were listed for rent in 2022, representing an
estimated 144 units out of a total of 205 vacant units.
Figure 3.8 Occupied Housing Units, 2010-2022
Source: U.S. Census Bureau, 2022: ACS 5-Year Estimates
0
0.5K
1.0K
1.5K
2.0K
2.5K
3.0K
3.5K
OWNEROCCUPIED RENTEROCCUPIED
2010 2012 2014 2016 2018 2020 2022
1,
4
4
3
1,
4
9
7
1,
5
4
6
1,
7
7
5
1,
8
3
5
1,
9
6
4
2,
4
9
1
87
7
81
0
85
3
95
8
94
9
87
8
88
0
cHAPteR 3: HoUsIng InventoRY Assessment 3231cItY oF sAngeR HoUsIng stUdY
Figure 3.9 illustrates the composition of
housing types contributing to the city’s
2022 vacancy rate.
Examining the occupancy and
vacancy rates of Sanger provides an
understanding of the current utilization
of housing in the city. This data is a
useful metric of housing availability and
demand. The following section provides
a further examination of Sanger’s
housing market as it relates to the
assessed values of residential properties.
Home vAlUe AnAlYsIs
The range of home values in a city’s housing market offers a perspective
into the economic status and affordability of the city. These values provide
a useful metric of the city’s financial health, mirroring the financial
capabilities of the residents and the cost of available housing. According
to data from the American Community Survey, the median value for
occupied homes in the City of Sanger was $257,000 in 2022, representing
an increase of approximately 153.2% from 101,500 in 2010. Figure 3.10
provides an overview of the shifts in home value that have occurred over
the past decade.
Figure 3.10 Median Home Values, 2010-2022
Source: U.S. Census Bureau, 2022: ACS 5-Year Estimates
Figure 3.9 Vacancy by Housing Type, 2022
Source: U.S. Census Bureau, 2022: ACS 5-Year Estimates
70.2%
FOR RENT
12.7%
RENTED, NOT
OCCUPIED
17.1%
OTHER
VACANT
0
50K
100K
150K
200K
250K
300K
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022
cHAPteR 3: HoUsIng InventoRY Assessment 32
The median rent was approximately $1,247 in 2022, an
increase of approximately 42.84% from 873 in 2010.
Figure 3.11 illustrates the changes in median rent costs
that have occurred over the past decade. To gain a better
understanding of rent costs in Sanger, it is also useful to
consider the median rent by number of bedrooms in the
unit. Figure 3.12 illustrates the changes in rent costs by
number of bedrooms over the past decade.
The steady increase in the median home value and rent
cost is indicative of growing housing demand in Sanger.
As the Dallas-Fort Worth area continues to attract new
residents, communities within commuting range of major
economic centers will experience a similar trajectory.
Being within commuting range of Denton, Dallas, and Fort
Worth, Sanger is well-positioned to capture this demand.
While high home values and rent costs are positive in
the context of economic growth, they can also lead to
affordability issues for many residents, especially those
with lower incomes. This can result in a higher cost of
living and potential displacement of long-term residents.
To mitigate these issues, it is important to maintain a
diverse composition of housing types that accommodate
a range of income levels.
Figure 3.11 Median Rent Costs, 2010-2022
Source: U.S. Census Bureau, 2022: ACS 5-Year Estimates
Figure 3.12 Median Rent by Number of Bedrooms
Source: U.S. Census Bureau, 2022: ACS 5-Year
Estimates
0
300
600
900
1.2K
1.4K
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 1 BR 2 BR 3 BR 4 BR
$0
$200
$400
$600
$800
$1K
$1.2K
$1.4K
$1.6K
$1.8K
$7
1
7
$9
3
1
$1
,
1
9
1
$1
,
5
4
1
cHAPteR 3: HoUsIng InventoRY Assessment 3433cItY oF sAngeR HoUsIng stUdY
sPAtIAl dIstRIBUtIon oF Home vAlUes
From conveniently located historical properties in the
heart of downtown to modern homes on spacious lots on
the city’s outer edges, Sanger has diverse home values.
Spatial distribution analysis of home values provides a
visual representation of the city’s housing market and the
geographical variations in home values.
Differentiating between single-family and multi-family
homes provides a clearer understanding of residential
property value distribution throughout the city. It is
important to note that manufactured homes were
analyzed as multi-family homes due to similar data
collection methods for these types of properties in Sanger.
In the same way that individual unit data for parcels with
multi-family improvements is not recorded, DCAD does
not individually record information about manufactured
homes, but rather the lots they are located on, which
house many manufactured units.
Figure 3.13 features a map that utilizes data from
the Denton Central Appraisal District to illustrate the
distribution of single-family home market values in 2024.
Single-family home values on the city’s edges tend to be
valued higher than centrally located properties, likely due
to differences in square footage, lot sizes, and age. Newer
homes tend to be associated with greater square footage
and larger lot sizes than the homes located in the denser
neighborhoods of central areas. The edges of the city tend
to be where newer homes have been built in recent years.
While generally lower than the outer edges of the city, the
range of values in the central core are highly varied, with
some homes being valued similarly to the homes in newer
developments. The range of values in the central core is
likely due to the variety of homes and associated years
of construction located within the central areas of the
city, as opposed to the more uniform subdivisions on the
outer edges where most homes were likely to have been
constructed within the same time frame.
A significantly lesser portion of Sanger’s housing
inventory is multi-family housing. Figure 3.14 provides a
visualization of the distribution of market values in multi-
family properties in Sanger. It is important to note that
an inset map is used to emphasize the full extent of “The
Trails of Sanger” apartment complex value, which was
approximately $39,354,375 in 2024 based on data from
the DCAD. Located in the northeast corner of the city,
this property is valued significantly higher than any other
multi-family property. A large portion of multi-family
properties are located in central areas of Sanger, indicating
an alignment with the goal of creating a livelier downtown
described in the Sanger 2040 Comprehensive Plan.
To ensure the city’s housing market remains responsive to
the needs of Sanger residents, the next section will focus
on assessing the city’s capacity to accommodate future
housing needs. The section will outline potential strategies
for accommodating the changes brought about by the
growth patterns, demographic changes, and market
trends presented within this study.
cHAPteR 3: HoUsIng InventoRY Assessment 34
Figure 3.13 Single-Family Home Market Values, 2024
Sources: Denton Central Appraisal District; Antero Group
Single-Family Home Market Values, 2024
$22,000 - $150,000
$150,000 - $250,000
$250,000 - $350,000
$350,000 - $450,000
$450,000 +
City Limits
Non-residential properties
N$22,000–$150,000
$150,000–$250,000
$250,000–$350,000
$350,000–$450,000
$450,000+
City Limits
Non-Residential
Properties
Inte
r
s
t
a
t
e
3
5
Inte
r
s
t
a
t
e
3
5
Inte
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s
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3
5
Inte
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3
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E C
h
a
p
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a
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D
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E C
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a
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a
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D
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(FM
4
5
5
)
(FM
4
5
5
)
W
C
h
a
p
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a
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D
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W
C
h
a
p
m
a
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D
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(F
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5
)
(F
M
4
5
5
)
cHAPteR 3: HoUsIng InventoRY Assessment 3635cItY oF sAngeR HoUsIng stUdY
Figure 3.14 Multi-Family and Manufactured Home Values, 2024
Sources: Denton Central Appraisal District; Antero Group
Multi-Family and Manufactured Home Values, 2024
$22,000 - $150,000
$150,000 - $250,000
$250,000 - $350,000
$350,000 - $450,000
$450,000 +
Manufactured
Multi-family
City Limits
Non-residential properties
$22,000 - $150,000
$150,000 - $250,000
$250,000 - $350,000
$350,000 - $450,000
$450,000 +
Manufactured
Multi-family
City Limits
Non-residential properties$22,000–$150,000
$150,000–$250,000
$250,000–$350,000
$350,000–$450,000
$450,000+
Manufactured
Multi-Family
City Limits
Non-Residential Properties
Inte
r
s
t
a
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e
3
5
Inte
r
s
t
a
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3
5
Inte
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s
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3
5
Inte
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3
5
E C
h
a
p
m
a
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D
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E C
h
a
p
m
a
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D
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(FM
4
5
5
)
(FM
4
5
5
)
W
C
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a
p
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a
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D
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W
C
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a
p
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a
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D
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(F
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5
)
(F
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5
)
N
cHAPteR 3: HoUsIng InventoRY Assessment 36
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cHAPteR 4: FUtURe HoUsIng needs Assessment 3837cItY oF sAngeR HoUsIng stUdY
CHAPTER 4: FUTURE HOUSING NEEDS ASSESSMENT
This section will take into consideration the findings of the
analyses presented throughout this study to determine
Sanger’s housing needs and make recommendations for
future housing policy.
AnAlYsIs And RecommendAtIons
As Sanger continues to grow, it is important that the city is
well-equipped with strategies that will ensure its housing
supply can accommodate future demand. In this section,
an analysis of the data presented throughout this study
will be used to determine an Updated Targeted Housing
Composition that will account for the population and
demographic changes Sanger is likely to experience in the
coming years.
The demographic analyses presented in chapter 2 aimed
to anticipate the nature of future housing needs. As
demographic characteristics shift in Sanger, so will the
demand for specific types of housing. This section will
highlight the most significant indicators of demand for
each housing category.
cHAPteR 4: FUtURe HoUsIng needs Assessment 38
sIngle-FAmIlY UndeR 1,499 sQUARe Feet
The demand for homes in this category is determined by
several factors. With single male and female householders
living alone constituting a significant portion of the
population (13.47% and 12.70% respectively), and the
presence of a substantial population aged between 25
and 34 years representing approximately 18% of residents,
there is likely to be a demand for smaller housing units.
These individuals, often young professionals, are likely to
seek residences that offer convenience and affordability.
Smaller single-family homes, offering the right balance of
space, convenience, and affordability, are likely to meet the
needs of this demographic cohort.
Married couples without children under 18 years,
representing 26.25% of Sanger residents, may also prefer
smaller, more manageable properties. Householders in
this population group may seek the benefits of home
ownership but require less living space than households
with children.
The income distribution of Sanger reveals that 24.10% of
households earn less than $50,000 annually, indicating a
significant market segment that may find smaller single-
family homes more financially accessible.
It is also important to consider factors that may reduce
demand for homes in this category. A portion of the
market segment that contributes to the demand for
housing in this category is also likely to consider homes
in the 1,500 to 1,999 square feet category. Based on the
indicators of demand described throughout this section,
there is likely a convergence of preferences between
single-family homes under 1,499 square feet and single-
family homes between 1,500 and 1,999 square feet. Homes
of medium size—situated between the categories of
smaller and larger single-family residences—hold the
highest appeal potential for a broad range of homebuyers
whose housing preferences may span across multiple
categories.
THE DEMAND FOR HOMES IN THE
UNDER 1,499 SQUARE FEET CATEGORY
IS INDICATED BY THESE KEY
TAKEAWAYS:
»Householders who are young and single or have
lower incomes may prefer smaller housing units that
are more manageable and affordable than larger
residences.
»Householders married without children are less likely
to require the larger living spaces offered by many
modern single-family homes.
»there may be overlap in the market segments that
prefer housing in the single-family under 1,499
square feet and single-family between 1,500 and 1,999
categories.
cHAPteR 4: FUtURe HoUsIng needs Assessment 4039cItY oF sAngeR HoUsIng stUdY
Maintaining an inventory of homes in this category is
important in capturing the demand of market segments
that prefer smaller single-family homes. However,
maintaining a larger inventory of mid-size homes
would be most likely to capture demand from multiple
market segments. While an adequate supply should be
maintained, it is recommended that the development of
homes in this category be a lesser priority than the mid-
size homes described in the following category and that
the targeted percentage be lowered from 30% to 25%.
sIngle-FAmIlY Between 1,500 And 1,999 sQUARe Feet
Multiple factors signal a demand for homes in this
category. As previously discussed, homes in this category
are likely to capture some of the demand from the same
market segments associated with a preference for homes
in the single-family under 1,499 square feet category.
Young professionals and married couples without children
who have the financial capacity to afford mid-size single-
family homes may be equally likely to prefer homes in this
category. However, there are also indicators of demand
specific to this category.
Married couples with children under 18 years comprising
approximately 27.20% of households indicate a demand
for homes that can accommodate growing families. Mid-
size single-family homes that offer multiple bedrooms and
amenities suitable for family living are likely to appeal to
this demographic segment.
As individuals aged between 25- and 34-years progress in
their careers and personal lives, their housing needs are
likely to evolve, with many aspiring to follow the common
trajectory of transitioning from smaller starter homes
to more spacious residences. For many buyers, mid-size
single-family homes may represent a “move up” from a
starter home or apartment rental.
An adequate supply of homes in this category will capture
the sizeable market segment of home buyers who prefer
mid-size single-family homes. It is recommended that
the 30% targeted percentage for this housing category be
maintained.
THERE IS LIKELY TO BE A HIGH
DEMAND FOR HOMES IN THIS
CATEGORY, BASED ON THESE KEY
TAKEAWAYS:
»A portion of the demand
for single-family homes
under 1,499 square feet
can likely be captured by
this category of homes.
»married couples with
children may prefer
more living space at a
more affordable price
point than larger single-
family homes.
»Homes in this category
may represent the
next step for residents
looking to upgrade from
smaller starter homes.
»Homes in this category
offer a balance between
space and affordability.
cHAPteR 4: FUtURe HoUsIng needs Assessment 40
sIngle-FAmIlY ABove 2,000 sQUARe Feet
The demand for homes in this category can be determined
by considering several factors presented in this study. The
presence of married couples with children under 18 years,
comprising approximately 27.20% of households, indicates
a demand for homes that can accommodate growing
families. Larger families seeking more spacious layouts may
gravitate towards homes that better accommodate their
needs.
It is important to consider the financial capacity required
to purchase homes of this size. The population group aged
between 55 and 64 years, representing approximately 10%
of residents, are likely to be established professionals with
greater financial capacity to purchase larger homes. The
median household income in Sanger is $86,083, indicating
a relatively affluent community. 26.40% of households earn
between $100,000 and $149,999 annually and 16.30% earn
over $150,000. Additionally, the growth of the population
group employed in the finance and insurance industry,
associated with the highest median earnings in Sanger,
could contribute to the demand for more expensive
housing options. Considering these factors, there exists a
market segment capable of affording larger homes.
The economic growth of surrounding areas indicates a high
likelihood of new residents with high incomes contributing
to the demand for higher-end housing options. As cities
within commuting distance of Sanger grow, it is likely
that the migration of wealth outwards from the economic
centers of Dallas-Fort Worth will continue.
Maintaining an inventory of larger single-family homes
will be necessary to accommodate the growing demand
of families who require a spacious living area and those
with the financial capacity to afford higher-end housing. It
is recommended that the targeted percentage of 25% for
this housing category from 2016 be slightly increased to
27%.
DEMAND FOR HOUSING IN THIS
CATEGORY WILL LIKELY REMAIN HIGH,
BASED ON THESE KEY TAKEAWAYS:
»Homes in this category offer a spacious housing
option for growing families and cater to a growing
population of sanger residents with the financial
capacity to afford larger single-family homes.
»the portion of sanger residents with the capacity to
afford homes in this category is expected to increase
in the coming years due to the economic growth of
the dallas-Fort worth area.
cHAPteR 4: FUtURe HoUsIng needs Assessment 4241cItY oF sAngeR HoUsIng stUdY
mUltI-FAmIlY
The demand for homes in this category is indicated
by multiple demographic and economic factors. The
population aged between 25 and 34 years represents
approximately 18% of residents. Approximately 26% of
households in Sanger are adults living alone without
children. These groups form a key demographic cohort
driving demand for multi-family housing options. This age
group, often comprised of young professionals and couples,
generally seek rental properties as a shorter-term living
situation that balances affordability and convenience.
Housing affordability in Sanger will likely impact the
demand for multi-family units. Increasing home values,
while generally indicating economic success, often lead to
affordability issues. With 24.10% of households earning less
than $50,000 annually, there exists a market segment that
may find multi-family housing options more financially
accessible compared to single-family homes.
Multi-family housing development will also play a key
role in actualizing the vision set forth by the Sanger
2040 Comprehensive Plan for creating a more walkable
downtown Sanger. The plan states that downtown Sanger
should be “the location of celebration and walkable activity.”
It is also stated that mixed-use development with ground-
floor retail and residential units above will be an important
part of increasing the success of downtown Sanger. Sanger
can capitalize on the demand for multi-family housing units
by strategically locating new developments in central areas
of the city. A higher population density in these areas would
support a greater number and wider variety of commercial
uses, contributing to the overall improvement of liveliness
and walkability.
Developing multi-family housing units in Sanger will
help provide a wider variety of housing options for a
range of household sizes and income levels. Based on
the indicators of demand emphasized in this section, it is
recommended that the 2016 targeted percentage of 12%
be increased to 15%.
IT IS INDICATED THAT THERE WILL
BE A CONTINUED NEED FOR MULTI-
FAMILY HOUSING IN SANGER, BASED
ON THESE KEY TAKEAWAYS:
»Housing units in this category provide an option
for the large population of young adults who may
prefer a shorter-term living situation that offers both
affordability and convenience.
»Rental units are typically more financially accessible
for those to whom the costs associated with
homeownership are unaffordable.
»centrally located multi-family homes can contribute
to the development of a walkable, mixed-use
downtown.
cHAPteR 4: FUtURe HoUsIng needs Assessment 42
mAnUFActURed Homes
Manufactured homes offer a balance between the benefits
of detached single-family dwellings and affordability,
providing an alternative option to rental units when
traditional single-family homes are not financially
accessible. With housing prices in Sanger continuously
increasing, some residents may be financially limited.
Approximately 24.10% of households earn less than $50,000
annually. Manufactured homes are oftentimes a more
affordable option for residents who may prefer the privacy
of a single-family style of home or prefer not to rent.
The demand for homes in this category will likely remain
low. While manufactured homes provide alternative
housing options for many residents who may not
prefer multi-family housing or purchasing a traditional
single-family home, it is likely that the current targeted
percentage of 3% would adequately capture the level of
demand present in Sanger and is recommended to be
maintained.
Based on these indicators of demand, an update to the
2016 Targeted Housing Mix is recommended as displayed
in Figure 4.1.
2016 AND ADJUSTED TARGETED HOUSING MIX
Figure 4.1 2016 and Adjusted Targeted Housing Mix
Sources: City of Sanger, Resolution No. 09-08-16; Antero Group
SINGLE FAMILY
< 1,499 SF
SINGLE FAMILY
1,5001,999 SF
SINGLE FAMILY
2,000+ SF
MULTIFAMILY MANUFACTURED
HOMES
30%
25%
30%30%
25%27%
12%15%
3%3%3%3%
2016 TARGET ADJUSTED TARGET
Chapter 4: Future housing needs assessment 4443City oF sanger housing study
The 2016 target percentages for the single-family between
1,500 and 1,999 square feet, single-family above 2,000
square feet, and manufactured homes categories have
been maintained, while the single-family under 1,499
square feet and multi-family categories have been
updated to reflect the findings of this study. The targeted
percentage of single-family homes under 1,499 square
feet was reduced, while the multi-family category was
increased. The indicators of demand that are present for
the single-family under 1,499 category are also likely to
apply to mid-size homes in the single-family between
1,500 and 1,999 category. However, due to Sanger’s high
median income, growing economy, and high percentage
of families with children, it is recommended that single-
family homes between 1,500 and 1,999 be prioritized.
The multi-family category was increased to reflect the
indicators of demand described in this section.
In Chapter 3, the composition of Sanger’s housing
inventory was compared with its potential composition
if all proposed developments are completed. Figure 4.2
makes a similar comparison of Sanger’s potential housing
mix (with future developments included) and the Updated
HOUSING COMPOSITION INCLUDING FUTURE DEVELOPMENTS
AND ADJUSTED TARGETS
Figure 4.2 Housing Composition Including Future Developments and Adjusted Targets
Sources: City of Sanger; Antero Group
0
5
10
15
20
25
30
SINGLE FAMILY
< 1,499 SF
SINGLE FAMILY
1,5001,999 SF
SINGLE FAMILY
2,000+ SF
MULTIFAMILY MANUFACTURED
HOMES
% WITH FUTURE DEVELOPMENTS ADJUSTED TARGET
25%25%26%30%
22%
27%
15%
3%3%3%3%
24%
cHAPteR 4: FUtURe HoUsIng needs Assessment 44
Targeted Housing Composition. The development of the
upcoming or proposed housing developments in Sanger
would represent a step further towards alignment with
the Recommended Housing Composition Target.
In addition to the desired composition of housing types,
the total number of residential units being developed
should be considered. Figure 4.3 displays the estimated
total housing units that Sanger will require in future
years, based on the population projections included
within WDSACI, and the estimated number of housing
units in 2020 according to the ACS. These figures assume
that Sanger will aim to maintain its current ratio of total
residents and housing units.
The projected growth and associated development of
new housing units highlights the importance of regular
assessments of Sanger’s alignment with the Adjusted
Targeted Housing Composition. It is recommended
that these assessments of alignment be made annually,
utilizing the Housing Toolkit provided by this study. The
toolkit will allow the city to input the total number of units
of each housing type associated with current or proposed
developments, which will indicate how the alignment
of each category to the Targeted Composition will be
impacted.
ResIdentIAl develoPment
consIdeRAtIons
Ensuring a sustainable pattern of growth requires
Sanger to consider both the location of future residential
development and the limitations of current infrastructure.
FUtURe lAnd Use
Through its future land use plan, Sanger has identified
several areas suitable for future residential development,
in varying levels of density. Figure 4.4 on the next page
displays a map of these areas, utilizing GIS data provided
by the City of Sanger.
Development occurring in and around the central core
of the city may be conducive to creating an environment
aligned with the vision for downtown Sanger. The Sanger
2040 Comprehensive Plan sets forth the vision that
downtown Sanger will serve as a “location for celebration
and walkable activity for the community.” Currently,
Sanger has designated most of the land within central
areas of the city according to this vision as “Urban Low
Figure 4.3 Population and Housing Unit Projection
Source: Water Distribution System Analysis and Capital Improvements
YeAR
wdsAcI PoPUlAtIon
estImAtes
totAl HoUsIng
UnIts
2020 9,080 3,117
2025 10,629 3,639
2030 12,442 4,260
2040 17,048 5,837
cHAPteR 4: FUtURe HoUsIng needs Assessment 4645cItY oF sAngeR HoUsIng stUdY
Figure 4.4 Future Land Use Map
Source: City of Sanger
Future Land Use Map
F M 4 5 5 W
B o l i v a r
35
35
F M 455 W
FM 455 W
S a n g e r
U n i o n H i l l
Paddock
Lake
35
35
16
4
ELoneOakRd H e m m i n g
Ray Roberts
Lake
F
M
4
5
5
E
Ray Roberts
Lak e -Pond
Creek Unit
Ray Roberts
Lake -P ecan
Cr eek Unit
F
M
2
1
6
4
Culp Br anch
Par k
0 1 20.5 mi
Commercial
Urban Low Density
High Density Residential
Industrial
Public
Moderate Density
Parks
Rural Residential
City Limits
cHAPteR 4: FUtURe HoUsIng needs Assessment 46
Density,” with some smaller areas designated “High
Density Residential.” If future development occurs in
these areas, there is a significant opportunity to produce a
downtown population density that is sufficient to support
a walkable, mixed-use environment.
Much of the land surrounding the central core is
designated as “Rural Residential.” Developing these outer
areas with a lower-density residential housing pattern
will help Sanger maintain a balance between its modern
central areas and the surrounding natural landscape.
Based on these factors, the current future land use
plan is in alignment with the vision of the Sanger 2040
Comprehensive Plan and should direct future development.
Future development that occurs in accordance with this
land use plan will allow Sanger to grow sustainably while
maintaining the character of the city.
InFRAstRUctURe consIdeRAtIons
As the population of Sanger increases, it is important to
consider the constraints of current infrastructure. One of
the most necessary considerations will be the city’s water
distribution system and wastewater treatment system
capacities. In 2022, Sanger collaborated with the civil
engineering firm, KSA, to produce a report on both the
water distribution and the wastewater systems. Detailed
within the report is Sanger’s current water distribution
infrastructure including:
»metered connections
Approximately 3,386
metered connections,
mostly residential.
»water mains
About 66 miles of water
mains ranging from 20
inches to 2 inches in
diameter.
»groundwater wells
Six active groundwater
wells with treatment
facilities.
»storage Facilities
One elevated storage tank
and one ground storage
tank.
»Pumping stations
Four high pump service
stations.
Figure 4.5 provided by the report highlights the current
system capacity’s alignment with the requirements of the
Texas Commission on Environmental Quality.
Figure 4.5 System Capacity and Requirements
Source: Water Distribution System Analysis and Capital Improvements
mIn. sYstem cAP.
cRIteRIA sYstem cAP.tceQ ReQd. cAP.cAPAcItY (%)meets tceQ mIn. cAP. ReQs.?
Well Capacity
2,345 gpm (tested,
without Well #9 in
service)
3,070 gpm (tested, without
Well #9 in service)
2,032 gpm (tested, without Well #9
in service), 66% (tested, with Well
#9 in service)
Yes, however without Well #9 in service, system has surpassed
85% limit. It is recommended to bring Well #9 back in service.
Total Storage 2,500,000 gallons 677,200 gallons 27%Yes
Elevated Storage 1,200,000 gallons 338,600 gallons 28%Yes
Pumping Capacity 3,000 gpm 2,031 gpm 60%Yes
cHAPteR 4: FUtURe HoUsIng needs Assessment 4847cItY oF sAngeR HoUsIng stUdY
With well #9 in service, the city currently meets all of the
minimum requirements.
While current requirements are met, future population
growth will necessitate infrastructural improvements.
The report outlined a general timeline for necessary
improvements at 5, 10, and 20 years from 2022.
5-Year Improvements
1. Bring Well 9 back into service.
2. Line replacement program and looping per TCEQ
guidelines and to facilitate improved fire protection.
3. Line extensions and distribution system improvements
to service future development areas including areas 1, 2,
3, 4, 5, 6, 7, 8, and 9.
10-Year Improvements
1. Installation of new well(s), totaling 250 GPM to
accommodate for future growth.
2. Line extensions and distribution system improvements
to service future development areas including areas 5, 7,
10, and 11.
20-Year Improvements
1. Installation of new well(s), totaling 600 GPM to
accommodate for future growth.
2. Line extensions and distribution system improvements
to service future development areas including areas 5, 7,
10, and 11.
For wastewater treatment, the Wastewater System
Analysis and Capital Improvements report provided an
analysis of existing wastewater infrastructure in Sanger
with recommendations for improvements. Sanger has
a wastewater collection system that serves about 3,386
properties and a population of about 9,080 people.
The wastewater is treated at a plant with a permitted
capacity of 0.98 MGD average daily flow and 2,917 GPM
peak flow. Sanger operates seven lift stations within the
collection system, with a total firm capacity of 6,790 GPM.
The lift stations are located at Duck Creek, Holt Road,
Lake Ridge, Marion Road, Quail Run, South Bottom, and
the wastewater treatment plant. The report provides a
timeline of wastewater infrastructure improvements that
will be necessary considerations as the city continues to
develop. Figure 4.6 shows a table from this report that
compares the current and permitted effluent flow of the
wastewater treatment plant.
Figure 4.6 Current and Permitted Effluent Flow
Source: Wastewater System Analysis and Capital Improvements
descRIPtIon
cURRent
Flows (mgd)
wwtP PeRmIt
(2016)
PeRcentAge
oF cAPAcItY
Average Daily
Flow 0.78 0.98 79%
2-Hour Peak Flow 2,166 GPM 2,917 GPM 74%
cHAPteR 4: FUtURe HoUsIng needs Assessment 48
The following list conveys the timeline of necessary improvements as recommended by KSA in 2022.
5-Year Improvements
1. Duck Creek & South Bottom lift
station improvements
2. Collection system surcharge
improvements
3. Line extensions and collection system
improvements to service future
development areas including areas 1,
2, 3, 4, 5, 6, 7, 8, and 9.
10-Year Improvements
1. New WWTP or new lift station for
developments near Lake Ray Roberts
2. Line extensions and collection system
improvements to service future
development areas including areas 5,
7, 10, and 11.
3. Collection system surcharge
improvements
20-Year Improvements
1. Line extensions and distribution
system improvements to service
future development areas including
areas 5, 7, 10, and 11.
2. Collection system surcharge
improvements
As demand for housing grows with Sanger’s continuous population increase, these considerations will be important factors
for ensuring a sustainable pattern of development. With a strategic prioritization of residential development in specific
areas of the city and a consideration of current infrastructure constraints and future necessary improvements, Sanger is well
positioned to increase its alignment with the vision of the Sanger 2040 Comprehensive Plan.
cHAPteR 5: conclUsIon 5049cItY oF sAngeR HoUsIng stUdY
CHAPTER 5: CONCLUSION
This Housing Study analyzes Sanger’s current housing
supply and forecasts market trends to identify future
needs. Combining data from the City of Sanger and the
Denton Central Appraisal District, this study paints a
picture of Sanger’s housing landscape in the coming years
and outlines a strategic plan for future housing expansion.
Sanger had a population of about 9,041 in 2022, which
grew by 30.57% from 2012. The city’s population has a
median age of 31.8 years, a median household income
of $86,083, and a low unemployment rate of 1.8%. Most
residents are married couples, over half of whom have
children, and most workers commute out of the city for
employment. The population is projected to increase
by 53% to 88% by 2040, depending on the source of
projection. Sanger’s economy is driven by sectors such as
construction, manufacturing, and education.
Sanger’s expected population changes are driven in part
by the current and projected economic situation at the
local and regional levels. The Bureau of Economic Analysis
reports that the Gross Domestic Product in Denton
County has grown by 67.20% from 2017 to 2022. The GDP
of the Dallas-Fort Worth metropolitan area has also risen
cHAPteR 5: conclUsIon 5049cItY oF sAngeR HoUsIng stUdY
cHAPteR 5: conclUsIon 50
by 42.41% in the same period. In Sanger, 11 new retail
businesses have recently opened or are opening soon and
approximately 5,748,000 square feet of industrial space is
under development.
Based on demand indicators for each housing category,
the study recommends an update to Sanger’s Targeted
Housing Composition. The recommended housing mix
includes a slight reduction in the single-family under
1,499 square feet category, from 30% to 25%, while
maintaining the single-family between 1,500 and 1,999
square feet category at 30%, a slight increase in the single-
family above 2,000 square feet category at 27%, and the
manufactured homes category at 3%. Additionally, in order
to capture the demand from young professionals, single
adults, and lower-income households, as well as to support
the vision of a livelier and more walkable downtown core,
the multi-family housing category should be increased
from 12% to 15%. These recommendations aim to ensure
that Sanger’s housing supply can accommodate future
demand and align with the vision set forth by both the
Sanger 2040 Comprehensive Plan and the 2016 housing
ordinance policy.
As the city continues to grow, Sanger’s overall alignment
with the 2024 Targeted Housing Composition will be
dynamic. To ensure that Sanger can determine its
alignment with the 2024 Targeted Housing Composition
as the city continues to develop, a Housing Toolkit is
provided. When new residential development is recorded
in the provided matrix, the alignment of each housing
category with its targeted percentage is automatically
calculated and visualized. This interactive matrix will
encourage a continuous process of assessment as
the growth of Sanger results in continued residential
development.
The study provides Sanger with the insights and data
necessary to accommodate current and future demand
and to align with the vision for future development set
forth by the city’s strategic plans. The study also identifies
potential areas of improvement and opportunity for the
city’s housing market, such as increasing the diversity and
attainability of housing options, enhancing the walkability
and vibrancy of the downtown area, and planning for
infrastructure upgrades and expansions. By implementing
the recommendations of this study, Sanger can ensure
that its housing supply can meet the needs of its growing
and changing population while maintaining its historical
and cultural character. With an annual assessment of its
housing composition using the Housing Toolkit, Sanger
is well-positioned to harness the increasing demand for
housing into a pattern of development that is aligned with
its long-term vision for future growth.
cHAPteR 5: conclUsIon 50
APPENDIX A: CITY OF SANGER TARGETED HOUSING COMPOSITION MATRIX
Single-Family <
1,499 Sq. Ft.
Single-Family 1,500-
1,999 Sq. Ft.
Single-Family
2,000+ Sq. Ft.
Multi-
Family
Manufactured
Home
Total
Units
2024 Target
Composition 25%30%27%15%3%
Current Unit Count 1,290 1,195 665 495 209 3,854
Actual Composition 33%31%17%13%5%
Projected Unit
Count 1,722 1,789 1,522 1,628 209 6,870
Adjusted
Composition 25%26%22%24%3%
Allocation
(Over/Under)100%87%82%158%101%
Name of
Development
Single-Family <
1,499 Sq. Ft.
Single-Family 1,500-
1,999 Sq. Ft.
Single-Family
2,000+ Sq. Ft.
Multi-
Family
Manufactured
Home
Total
Units
Interstate 35 Stemmons
PD (Belz Rd Retail)200 84 12 612 908
Stephens Town Crossing
Ph. 2 101 102 204 407
Lane Ranch 130 389 567 240 1,326
Sanger Preserves 199 199
Sanger Circle Ph. 7 14 49 63
Sable Creek 4 & 5 1 5 25 31
Oasis Apartments 82 82
Total 3,016
SANGER HOUSING COMPOSITION MATRIX
NEW DEVELOPMENTS
25%
30%27%
15%
3%
25%26%22%24%
3%
SINGLE-FAMILY < 1,499 SQ. FT.SINGLE-FAMILY 1,500-1,999 SQ. FT.
SINGLE-FAMILY 2,000+ SQ. FT.MULTI-FAMILY MANUFACTURED HOME
2024 TARGETED COMPOSITION ALIGNMENT
2024 TARGET COMPOSITION
ADJUSTED COMPOSITION (INC. FUTURE DEVELOPMENTS)
SINGLE-FAMILY < 1,499 SQ. FT., 33%
SINGLE-FAMILY 1,500-1,999 SQ. FT., 31%
SINGLE-FAMILY 2,000+ SQ. FT., 17%
MULTI-FAMILY, 13%
MANUFACTURED HOME, 5%
CURRENT (ACTUAL) HOUSING COMPOSITION
Antero Group
2024 SANGER HOUSING STUDY
www.anterogroup.com