West Side Wisdom: Q&A with Vista Guitarist Woody Mann Jr.
Woody Mann Jr.
KATY, Texas – (Realty News Report) – The old advice “Go west, young man,” often credited to Horace Greeley, is the approach Woody Mann Jr. embraced more than thirty years ago. As a young developer he purchased land in far west Houston near Katy that eventually became the highly successful LaCenterra at Cinco Ranch. Mann, president of Vista Equities Group, spoke with Realty News Report about LaCenterra, the retail outlook for the region, and the persistent challenges Houston faces, including mobility and flooding.
Realty News Report: You were one of the retail pioneers along the Grand Parkway. Why did you choose to build so far out? Was it the many master-planned communities being built?
Woody Mann: Years ago, while developing in an under-built area, a banker warned me that pioneers often get arrows in their backs. We’ve been fortunate to avoid too many. If you examine urban growth patterns, many cities expand west and north—Houston is no different. It wasn’t hard to see that far west Houston and Katy would grow substantially. The large number of planned master communities and the strong reputation of the Katy Independent School District were clear draws. When we dug into the submarket demographics, it became evident there was considerable untapped purchasing power—above-average household incomes and very few specialty retail options. In short, the area was under-stored.
LaCenterra at Cinco Ranch, a mixed-use development, was developed by Vista along the Grand Parkway.
Realty News Report: LaCenterra at Cinco Ranch has become a successful 34-acre regional town center. Was that your original intention—to create a retail destination and community gathering place?
Woody Mann: When we acquired the original 18-acre parcel in 2003, our plan was a grocery-anchored shopping center. Ted Nelson, then president of Newland Communities’ Texas division and the developer of Cinco Ranch, urged us to think bigger and create a magnet not only for Cinco Ranch but for neighboring master-planned communities like Grand Lakes and Seven Meadows. Marc Boucher and the Boucher Design Group designed a true mixed-use, Texas-themed project that evolved into a town center for the entire Katy area.
Realty News Report: You’ve been involved in regional economic development for decades. Why does that matter?
Woody Mann: I’ve served as chairman of the Katy Area Economic Development Council (KAEDC) for 14 years. Our organization has played an important role in Katy’s growth. The KAEDC’s mission is to establish the Katy area as a premier location for families and businesses through planned economic growth and development. Led by President and CEO Lance LaCour and supported by an active Board of Governors, we work to create balanced, diversified economic opportunities and broaden the tax base while preserving quality of life for residents and businesses.
Realty News Report: How is retail along the Grand Parkway—under-stored or overbuilt?
Woody Mann: For segments D and E—the western portions of the Grand Parkway between Highway 59 and Highway 290—the retail environment is generally healthy. The stretch between FM 1093 and I-10 has seen the most growth because it was completed first. With the Grand Parkway now open south of FM 1093 to Highway 59 and north of I-10 to Highway 290, new retail projects have increased in those areas. Major anchored centers have recently been completed or are being built south of FM 1093 in master-planned communities like Long Meadow Farms and Aliana. North of I-10, retail has been slower due to fewer population centers, but planned communities such as Elyson and Bridgeland should support significant retail development in the next three to five years.
Realty News Report: Which neighborhoods are hottest for retail development along the Grand Parkway?
Woody Mann: South of FM 1093, Long Meadow Farms, Aliana, and Harvest Green are strong retail areas. North of I-10, Elyson and Bridgeland stand out as attractive neighborhood retail opportunities.
Realty News Report: How has the Grand Parkway changed the retail landscape?
Woody Mann: The Grand Parkway has been a game-changer for far west Houston and Katy. When we bought land in 2003 for LaCenterra’s first phase, the 24-hour traffic count at Grand Parkway and Cinco Ranch Boulevard was about 35,000 vehicles. By 2015, that count exceeded 140,000 vehicles per day. That level of exposure naturally attracts retailers to locate along the corridor.
Realty News Report: How is Cinco Ranch addressing growth and mobility?
Woody Mann: Cinco Ranch faces the same mobility challenges as much of Houston. We missed the chance to build an efficient mass transit system years ago, and that has left us reliant on a highway network that can’t keep up with rising traffic from expanding residential areas. Commute times reflect that: on many weekday mornings the drive on I-10 from the Grand Parkway to downtown Houston exceeds an hour. When the right-of-way existed, a light rail corridor would have been ideal, but that opportunity passed. Now we must focus on realistic strategies to reduce congestion and improve quality of life.
Realty News Report: Hurricane Harvey affected the area deeply. What lessons emerged, and what’s being done to raise awareness and prepare for future storms?
Woody Mann: The Boy Scouts’ motto—“Be Prepared”—sums it up. After the Memorial Day and Tax Day floods and then Harvey, preparedness is crucial. Several groups have mobilized to confront these challenges. Organizations such as the West Houston Association, the Katy Area EDC, and other stakeholders formed Houston Stronger to raise public awareness and pursue funding at local, state, and federal levels to address problems in the west Houston and Cypress Creek watersheds. That effort helped lead Harris County Commissioners Court to call a $2.5 billion bond election for August 25th, intended for land acquisition, rights-of-way, structures, detention basins, and channel modifications for flood control. If approved, the next task will be ensuring those funds are used as intended and that responsible parties are held accountable for implementing the projects effectively.
Realty News Report: Some say master-planned communities contributed to flooding during Harvey. Your thoughts?
Woody Mann: Blame can be spread across many parties—developers, permitting agencies, planners, and elected officials—without pointing to a single culprit. Whether the issues stem from lack of zoning, insufficient oversight, or over-aggressive development, the critical point is that we must work together to solve the problems. Addressing them promptly and sensibly is essential to keep future growth from being hindered by inaction.
Realty News Report: What’s your outlook for the retail sector in 2019?
Woody Mann: I expect the retail sector in the greater Houston area and nearby counties to remain solid through 2019. The economy is healthy, unemployment is low, consumer confidence is strong, and new home construction continues—new retail typically follows rooftops. The big-box segment has faced challenges due to bankruptcies and the rise of e-commerce, but most retail remains experiential: consumers want to see, touch, and taste products. Given the relatively small share of retail sales that occur online and the recent Supreme Court decision allowing states to collect sales tax on internet purchases, I believe 2019 will be a positive year for retail.
