^ I agree to point. I agree there will not be a collapse of the suburbs to the Dallas core, but we will continue seeing patterns change within my lifetime away from sprawl type developments. There are a few things that will preserve this type of growth for the next 50 years. 1. Fuel efficient cars that are more efficient then the prius or similar cars. 2. Changing the mind set of 20-30 somethings that have become less and less inclined to move to the exurbs like Frisco, Little Elm or Princeton. 3. We figure out how to finance major road projects w/o sacraficing our education system. There more than a few advantages Dallas has over the suburbs 1.. People are waiting longer to start a family and those people when single or no kids typically like to be closer to cultural establishments (sports, arts, and nodes of activity) A couple suburbs have responed to this movement with Legacy Town Center, Southlake town center, Garland with Firewheel, Richardson around the Cambell DART station, Carrolton has a masterplan for these developments and Frisco is trying hard with Frisco Square 2. DART has built a system that converges on downtown and so does the highway system 3. Dallas still has large swaths of land to the south that is either not developed or underdeveloped. 4. Private home construction trends show the average american house size has been going down the past 10yrs where from the 80s-90s it kept creeping up (home owners citing energy, more expensive water bills, commute times & expense) 5. The aging suburbs like Richardson and Plano will have less opportunities to throw money to developers or corporations b/c they need to pay for school repairs, maintaining or replacing water service and sewage more so then they have in the past (something Dallas has been doing for decades and is part of their yearly budget and this levels the playing field). 6. Businesses have been moving back to Downtown or Dallas proper growing Dallas's tax base that should in the near future take some of the burden off of the residents and return to coorporations paying the larger percentage of taxes like it was just a couple of years ago when Dallas was able to lower property taxes on its residents (something no suburb and possibly Ft. Worth are able to do currrently b/c the bedroom / suburb communities rely mostly on residents for taxes even with the business parks). 7. Some of the TIF that spurred big reinvestments in city (West Village, Victory, and downtown) have matured or expired allowing the city to use that tax money for other things. Businesses have not come back in droves but the trend of exiting downtown to burbs during the 80s and 90s has now become an exchange of companies and more companies are studying downtown as an option for relocating. Dallas still accounts for 49-51 percent of the jobs in DFW and has the largest tax base out of any city in the metro. That tax base can be used to attract more businesses and development intown through TIF's or a new financing incentive program. As we see cost of energy, cost of water, and the cost of highway construction go up and up there will be new priorities set by local, state, and federal governments that will shape new patterns. TXDot has already publically stated last year they are revaluating how money is allocated and their priority system for funding new and maintence projects b/c they are running on fumes. I would not count Dallas out by a long shot. I actually think we will see Ft. Worth become more compact over time b/c it contains the second most jobs in metro and has not seen the growth that Dallas side of the metro has since the 60's.