Texas Main Street Program

In 1980, as part of the national roll out of a then-new concept for the revitalization of historic downtowns, THC Commissioner Anice B. Read introduced the Main Street program to Texas, and helped our state become one of the first state Main Street coordinating programs in the nation. Five years after creating the Texas Main Street Program (TMSP), Mrs. Read helped found the Texas Downtown Association, now known as Texas Downtown (TXDT), a non-profit membership association dedicated to downtown development and revitalization.

Historic downtowns set the stage to showcase the unique heritage of a community and serve as the most visible indicator of community pride and economic health. Downtown historic buildings are prime locations for the establishment of unique entrepreneurial businesses and also can attract tourism, all of which add to the community’s sales tax collections and property values. Today, massive, look-alike retail centers permeate the national landscape fuel our mission to save and use historic spaces that illustrate the character and resilience of Texas.

Working through Transformation Strategies and the Four Points under the Main Street Approach™, local Main Street programs rejuvenate commercial downtown districts. Local programs work with property and business owners in designated local Main Street districts to steward best practices related to downtown revitalization and historic preservation. Local programs receive pro-bono assistance from the Texas Main Street program staff in the areas of organizational management and program capacity building, as well as economic and small-business development, design, and historic preservation.

Texas Main Street Program (TMSP)

TMSP Vision: The TMSP will positively impact the economic vitality and thoughtful preservation of important historic resources in Texas. In addition, our work with local communities will help achieve the goals of the Texas Historical Commission. Through guidance from the TMSP, designated local Main Street programs will achieve thoughtfully designed, sensitively preserved, and economically vibrant town centers.

TMSP Mission: The mission of the TMSP is to provide technical expertise, resources, and support for Texas Main Street communities in accordance with the Main Street Approach™ of organization, economic vitality, design, and promotion. Using a team-centered approach, we strive to provide highly effective, individualized services to our 85 designated programs to help them reach their revitalization and preservation goals.

TMSP Core Values: We believe that a community’s unique historic resources are valuable, and that the appropriate preservation of these resources contributes to the community’s overall economic, social, and cultural vitality. We also believe that a sound organization—one that seeks to cultivate volunteers, foster organizational partnerships, and create inclusive communities—is necessary for true transformation. Embracing these beliefs, the staff of the TMSP shall exhibit great passion and enthusiasm for assisting local stakeholders as they revitalize their historic town centers. We view ourselves as public servants working in harmony with local communities as they strive to meet their objectives.

Main Street America's Four Point Approach

A program's work should be structured around the Four Points under the The Main Street Approach: 

Organization: Partnerships are essential for successful preservation-based downtown revitalization. Through a solid Main Street structure, many groups that share an interest in the health of downtown come together to work toward an agreed-upon vision for downtown and thus, for the community.

Promotion: This aspect of the Approach is utilized to market a unified, quality image of the business district as the center of activities, goods and services.

Design: Capitalizing on the downtown’s unique physical assets and heritage, design activities such as building rehabilitations, utilization of preservation-based tools and ordinances and effective planning practices help to create an active district and maintain its authenticity.

Economic Vitality: In this area, a targeted program is developed to identify new market opportunities for the commercial district, find new uses for historic commercial buildings, and stimulate investment in property.

Today, there are 85 official Texas Main Street communities across Texas that range in population from less than 1,500 to more than 300,000. Cumulatively, designated Texas Main Street communities have reported significant reinvestment into their historic downtowns.

Local Main Street programs have reported more than $5 billion of overall reinvestment since the TMSP was established by the Texas Historical Commission. About half of this amount was generated from private investment in Texas' Main Street districts. Additionally, Main Street cities have added more than 48,000 jobs and 12,000 small businesses to the Texas economy. These reinvestments show the significant economic development impact from historic preservation efforts. TMSP staff work with designated Main Street communities to help achieve downtown revitalization goals.

There are thousands of participating Main Street communities across the nation in 44 states. More information about the nationwide effort can be found at the website of Main Street America, a subsidiary of the National Trust for Historic Preservation.

Ongoing Changes to the Texas Main Street Program

The Texas Historical Commission has changed the schedule, criteria, and process for the designation of cities to the Texas Main Street Program (TMSP). There will NOT be a 2023 TMSP application cycle for 2024 entry. This pause will allow time for our staff to implement this new entry process that involves participation in a new Texas Associate Network prior to official designation.

Rather than apply immediately for the TMSP, we will invite communities to enter what is now referred to as the "Texas Associate Network" made up of select communities that have demonstrated an interest and basic investment in downtown revitalization. Associates can use the network for access to educational materials and training relevant to downtown commercial district challenges. A community participating in the Texas Associate Network will not be required to seek TMSP designation. Associates will be encouraged to utilize other resources, partnerships, and organizations such as Texas Downtown to round out their knowledge and skills.

The Texas Associate Network provides flexibility for communities that, although interested in the TMSP, are not ready to formally enter that program. A community desiring a Texas Main Street City designation will adopt benchmarks—to be completed at its own pace—that once met demonstrate viability for entry into the TMSP. Benchmarks will vary in complexity and provide a roadmap for communities and stakeholders to prepare for success in the Texas Main Street Program. The minimum time required for completing benchmarks will differ by community; however, it is anticipated that most communities will need six months or more in the Texas Associate Network to demonstrate viability for entry into the TMSP.

Over the coming months, our staff will outline a detailed path from the Texas Associate Network to the TMSP, with the intention of publishing that information by July 2024. Until that time, we ask for your patience so that we can serve our existing 85 TMSP communities effectively while establishing an improved entry process for new communities and launch the Texas Associate Network.

From Texas Associate Network to TMSP

 Aspects of the previous TMSP application process will remain in play but the timeline for tasks and decisions will shift to adhere to the new process. 

After meeting Texas Associate Network benchmarks, viable communities will be invited to apply to the TMSP. Completed applications will be evaluated independently by members of the TMSP Interagency Council, comprised of representatives from TMSP staff and various state agencies. Based on Council recommendations, the governor-appointed members of the Texas Historical Commission will determine final designations. 

An applicant from a community of less than 50,000 in population applies as a Small City program through its city government. An Urban City applicant (more than 50,000 population) may choose to apply either under local government or through a stand-alone nonprofit organization. Each year, the Texas Historical Commission may select up to five Texas cities or neighborhood commercial districts for official Main Street designation.

A copy of the 2023 Texas Main Street application is available below as a reference for communities who want to begin to explore the climate of their downtown relative to revitalization considerations. Much of the data requested in the 2023 application will be explored by Texas Associate Network participants as they consider the needs of their downtowns. Budget samples remain to emphasize that communities must have a realistic understanding of the financial investment required if considering entry to the TMSP. 

• 2023 Main Street Application Packet 
• 2023 Main Street Application Budget Templates and Samples (Excel)
• Determining boundaries for proposed Main Street districts

As noted, we will be releasing more information by November 2023. In the interim, we will not be performing site visits or meetings with communities and organizations interested in this new entry process. The coming months will be dedicated to establishing new processes and ensuring continued service to our existing Main Street network. You may email the Texas Main Street Program state coordinator, Amy Hammons, but will be referred back to this webpage during this transition period. 

Recent TMSP Communities Celebrate

Learn more about the Texas Main Street Program and local participants—even new communities—benefit from this nationally renowned methodology breathes new life into Texas downtowns!

Local, State, and National Network

For 40 years, the Texas Historical Commission (THC) has supported preservation-based downtown revitalization through its Texas Main Street Program (TMSP). Designated communities receive a range of services from the TMSP staff. Services include professional expertise provided to the local program––along with its downtown property and business owners––in the areas of design, preservation, downtown-specific economic development, organizational management, and small business development. Participating local programs may highlight districts and assets on THC’s proprietary website DowntownTX.org.

TMSP staff also connect Main Street stakeholders to the wide range of services provided by THC preservation specialists. THC programs provide services that include assistance with regulatory compliance, finding preservation funding options for specific preservation needs, and identifying honorific opportunities that highlight what is best about your community.

Along with support at the state level, the Main Street designation also allows access to substantial downtown revitalization resources through the state and national Main Street community network. Currently there are 85 designated Main Street communities in Texas and approximately 2,000 Main Street communities nationwide.

Main Street America™ works with communities to build healthy downtowns by establishing a sense of place based on the distinctive assets within each community. More information at Main Street America.

Benefits for Texas Main Street Network Communities

Participating local programs pay a nominal annual fee to access the following benefits:

• Basic and comprehensive technical assistance to further economic development in the district.
• Program capacity building and planning for the Main Street organization.
• Access to resources for professional development and assistance with downtown issues.
• Virtual and on-site training for Main Street managers, boards, and other program participants.
• Main Street-specific professional development opportunities for participant communities, plus downtown revitalization and preservation education through the Texas Historical Commission's Real Places conference.
• Product development based on need and staff workload, such as design schematics and reports for specific properties, market analysis for downtown districts, and strategic planning reports based upon a community’s individual needs.
• A range of design services to help downtown property owners undertake effective rehabilitation, adaptive re-use, and infill projects, as well as reimagining public spaces in the district. 
• Assistance to Main Street merchants and local programs to support branding and marketing efforts.
• Access for non-entitlement communities to a Main Street-specific pool of improvement funds through the Main Street Improvements fund of the Texas Department of Agriculture. Texas Main Street communities have received almost $20 million from this program since 1993. 

The Texas Main Street Program has a network of 85 communities, one of the largest in the country!

Local Main Street programs apply the Main Street Approach™ to revitalize historic downtowns and catalyze positive economic impacts. Seasoned participating communities illustrate the importance of the continued prioritization of Main Street strategies and the effectiveness of Main Street as a framework for historic preservation and economic development.

Download a list of Main Street communities in Texas

Diverse and Active Network of Downtowns

Regardless of size, Main Street communities have one thing in common: they recognize that downtown matters. Communities that participate in the TMSP network range in size.

• Smaller TMSP cities: Granger, Goliad, Linden, and San Augustine
• Urban communities: Georgetown, Conroe, McKinney, and San Marcos

Congratulations to several Main Street local programs that are celebrating milestone anniversaries of 20 years or more within the TMSP network in 2024.

• Grand Saline (20 years)
• Taylor (25 years)
• Decatur (30 years)
• Denison and Mineola (35 years)
• Hillsboro (40 years!)

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The Texas Main Street Program (TMSP) staff encourage communities to initiate and implement effective downtown revitalization efforts. The resources on this page will help in your community's preservation and downtown revitalization programs.

Donations to the Texas Main Street Program

The Anice and Julian Read Texas Main Street Program Fund has been created within the Friends of the Texas Historical Commission for donations. We continue to honor Mrs. Read's legacy today with our work and a belief that downtown revitalization is a crucial tool for enhancing the economic and social health of a community. 

Main Street Jobs in Texas

• Bastrop is looking for a Main Street Program Manager. Job description here.
• Stephenville is looking for a Main Street Program Manager. Job description here.
• Job Openings for openings in the Texas Historical Commission.
• Career Center of the National Trust for Historic Preservation and National Main Street Center 
• Texas Municipal League Main Street positions for programs housed within city government are also generally posted in the TML Career Center

Financing information

• Funding a Main Street Program (PDF)

Awards

The Community Heritage Development Division celebrates the Anice B. Read Award of Excellence. It is named in honor of Anice B. Read, former Texas Historical Commission member and founder of the Texas Main Street Program. We recognize an individual or organization for exemplary work in community revitalization, preservation planning and protection, or heritage tourism which significantly advances the impacts of historic preservation in Texas. The most recent winner, was Nancy Norton Wood, who was the Bastrop Main Street program manager from 2007-2016. Continuing after her retirement, she still continues to make a significant impact on Downtown Bastrop through the tenets of community revitalization. Congratulations Nancy!

Annual Conferences 

• THC's Real Places Conference provides a wide range of preservation-related training that addresses the needs of historic buildings but also the broader field of preservation that includes heritage tourism, placemaking, etc. Attend this conference to expand your preservation network. The 2024 Real Places conference will be held April 3-5, 2024 in Austin, TX. 
• For more than 30 years, the Texas Main Street Program has partnered with the Texas Downtown on hosting an annual statewide Downtown Revitalization Conference. The 2024 conference will be held October 28-30, 2024 in Abilene, TX. 
• The national Main Street organization—Main Street America—holds an annual conference, Main Street Now, that draws thousands of Main Street professionals from across the country. The 2024 conference will be held May 5-8, 2024, in Birmingham, AL.

Webinars

• In conjunction with the Certified Local Government program, the Texas Main Street design team developed a series of webinars to aid communities with building a strong preservation program. The topics include protection by designation, historic preservation ordinances, design guidelines and standards, certificate of appropriateness review, and preservation incentives. These webinars assist cities of all sizes in learning historic preservation best practices at the local level. 
• Main Street staff and board members have access to the TMSP Online Resource Library, which features a host of educational material, reference documents, and videos. 

Partner Programs and Incentives

Many other preservation resources are available to you within this website that provide information on additional tools and programs, which are helpful to the downtown revitalization effort.

• Certified Local Government
• Heritage Tourism
• Codes for Historic Buildings
• Standards and Guidelines
• Preservation Tax Credits

General Technical Design Resources

• The National Park Service (NPS) preservation briefs provide guidance on preserving, rehabilitating, and restoring historic buildings.   
• The General Services Administration (GSA) offers offers instruction on historic preservation technical procedures. 

Skim these frequently asked questions about the Texas Main Street Program. Then, read through the other Main Street webpages on this website to learn more about the program, its participants, and The Main Street America Approach™.

Q: How do I obtain additional information about the application process?

A: Visit the Becoming a Main Street Community tab above to learn about ongoing changes to the program entry process. 

Q. We have a downtown revitalization program in our town but are not an official Main Street city. Can we call our program "Main Street"?

A: No, the National Main Street Center has a trademark on the term "Main Street" and "Mainstreet." Texas cities must be selected through the Texas Main Street Program application process before using either of those terms.

Q. My city cannot hire a full-time Main Street manager. Can we hire someone part-time or can a volunteer do the job?

A: Volunteers are a critical component of Main Street, but effective downtown revitalization requires staff members. Volunteers alone cannot maintain and grow the effort. Main Street communities must have a full-time paid manager and may find the need for more support as the program grows. 

Q. If my city does not have a street named "Main" can we still apply?

A: Yes! Some communities have a street with in the district that is named, "Main Street," but others do not. The local program, along with TMSP staff, define boundaries for a Main Street district that identifies the historic downtown commercial core, along with room for growth in select adjacent commercial areas. 

Q. Does the Main Street program award grants?

A: No, Main Street is a self-help program. In Texas, Main Street programs receive most of their funding from local government. Many programs also seek out additional funding to supplement their budget and boost their impact. Please see this Funding a Local Program document for more information.