Hot Off the Press: DHA’s 2026 Plans Are Here — Here’s What Landlords Need to Know
This week, the Dallas Housing Authority (DHA) quietly released a whopping 746-page document outlining its goals and funding priorities for 2026. (Yes, seven hundred forty-six. And yes, we read it… well, we had a little AI help.)
But behind the bureaucratic jargon is a set of real signals for landlords and investors. This post breaks down what matters most for Dallas investors: rent freezes, tenant mobility limits, and the bigger picture of where the Housing Choice Voucher (HCV) program is headed.
Rent Freezes Are Staying (for Now)
DHA made it official: the 2025 rent freeze on Housing Assistance Payments (HAP) will extend into 2026. That means if a voucher holder voluntarily moves to a new unit, DHA will cap the rent portion they’ll cover at their previous HAP level.
This policy is meant to control spending. DHA already has one of the highest per-unit costs in the country ($1,635 on average), and it’s asking HUD for extra funds to stabilize the program.
The good news? Exceptions still apply — and they’re not rare. Involuntary moves (like when a landlord sells or a unit fails inspection), incoming port-ins from other cities, and moves to high-opportunity areas are exempt. Based on recent DHA reporting and HUD data, we estimate these exceptions could represent roughly 30 to 40 percent of the voucher tenant population.
What This Means for Landlords
At first glance, a rent freeze might sound like a red flag. But zoom out, and you’ll see there’s more nuance:
Fewer Moves = Longer Tenancy: fewer tenants relocating means stickier renters — which reduces vacancy, cuts down on make-ready costs, and improves your overall NOI. For landlords who already have a voucher tenant in place, this is actually good news.
Cash Flow Considerations: Yes, insurance premiums and property taxes are expected to rise in the Dallas area in 2026. That will put some pressure on cash flow. But if interest rates decline — as many forecasts suggest — that could partially offset those increases, especially for investors using financing.
You’re Not Limited to DHA: While DHA is the largest PHA in North Texas, it’s not the only one. PHAs like Grand Prairie, Plano, Garland, and Fort Worth all administer their own vouchers. DHA may represent 60 to 70 percent of total vouchers across the DFW metroplex, but there’s plenty of opportunity beyond its jurisdiction. And as DHA discourages tenant movement, other PHAs may see increased demand.
We’ll be confirming with those agencies whether they’re implementing freezes of their own, but as of this writing, no other PHA in the region has published plans to cap HAP amounts that we know of.
Why We’re Still Long on Vouchers — and on Dallas
The HCV program has been around since 1974. DHA itself was founded in 1938. It has weathered every administration, recession, and housing cycle for nearly a century — and it’s not going anywhere. Despite headlines about federal cuts, the program remains politically resilient.
Here’s why:
It’s popular with both parties. It supports tenants and landlords alike. And it addresses housing shortages without requiring massive new construction.
And yes, the House GOP recently proposed a 31 percent cut to HUD — but that proposal is unlikely to pass in its current form. Even during prior budget standoffs, Congress has never cut HCV funding this severely. With an election year approaching, few politicians are eager to slash housing aid in their own districts.
The Updated (continued..) 2026 Playbook
If you’re investing in Dallas rental housing, here’s how to navigate the new environment and what we do on behalf of SolMidas customers:
Model each deal using market rents as your fallback - given the move freezes we will have a limited tenant pool to choose from, so non Section 8 rents should be modeled as well, at least in the short/medium term (1-2 years).
Screen voucher tenants based on their current rent to quickly assess affordability under the freeze. We have already started implementing this, needing to know reason of the move and what their current voucher pays.
Continue building relationships with tenants through social media and community outreach to reduce leasing timelines.
Work with all local PHAs, not just DHA — and stay up to date on their policies.
Most importantly, consider submitting a public comment to DHA by the August deadline. Share how the rent freeze affects your ability to house families. Your voice, especially as a private landlord, matters.
Final Word
This isn’t a reason to sit out. It’s a reason to play smarter.
The fundamentals remain strong: DFW is growing, demand is high, and Section 8 provides one of the most stable income streams in residential real estate. And SolMidas is here to help you navigate every twist and turn — even the ones buried on page 622 of a federal housing plan.
Need help evaluating your next deal or understanding which PHAs make sense for your strategy? Let’s talk.