Here are the 4 key reasons to prioritize high-end housing development in Topeka, updated with recent market context (as of 2025-2026 trends) and examples from the original study plus current developments:

1. Fills clear market gap — Topeka continues to lack sufficient upscale/luxury rentals (> $1,380/mo) and large single-family homes, despite overall moderate price growth.
   • Persistent unmet demand for high-end rentals at 150% AMI and above, with limited current supply.
   • Undersupply of mid- to upscale for-sale homes, especially in older neighborhoods where stock remains outdated or substandard.
   • Recent projects like historic loft conversions along Kansas Avenue show strong reception, but scale remains limited; new proposals (e.g., $65M downtown apartment district at 11th & Quincy with 250 units) signal growing momentum for upscale options.
2. Retains high-income residents — Provides suitable housing so executives and professionals stay in Topeka instead of commuting from or relocating to Lawrence or Kansas City.
   • Higher-paid professionals often leave for upscale single-family homes unavailable locally.
   • Affluent renters choose elsewhere due to insufficient quality options, worsening out-migration.
   • Focus on downtown/walkable environments (e.g., new 192-unit Project View apartments approved in late 2025) could retain talent by offering amenity-rich, urban-style living near employment centers.
3. Eases pressure on affordable units — High-end development prevents affluent households from occupying mid- and lower-priced homes, freeing them for families who truly need them.
   • Affluent renters currently compete in the $550–$1,100/mo range, driving up demand and costs.
   • Oversupply of moderately priced units is offset by substandard conditions; shifting demand upward via luxury options reduces strain.
   • Helps alleviate rent burden on low-income brackets (<30% AMI) by preventing downward pressure from wealthier occupants.
4. Supports talent attraction & economic growth — Diversifies housing stock, aligns with national trends favoring quality urban/amenity-rich options, and aids recruitment/retention of skilled workers in a growing market.
   • Matches rising preferences among higher-income households (>$50,000) for renting in walkable, mixed-use areas.
   • More downtown units (e.g., emerging luxury projects like Project View and multi-building complexes) boost recruitment by providing modern, upscale living near jobs and amenities.
   • Enhances overall economic mobility and appeal, as Topeka's median home values rise steadily (e.g., ~$197K–$217K in 2025) while remaining below national averages—positioning high-end additions to attract new residents from nearby metros.