Alliance starts 388-unit bet on the Woodlands

Alliance Residential has started construction on Broadstone Gosling Oaks, a 388-unit Class A apartment community on 14.64 acres at the southeast corner of Gosling Road and West Rayford Road in Spring, near The Woodlands, Connect CRE reported. The project is the first residential piece of Newman Commercial Real Estate's 50-plus-acre Gosling Oaks mixed-use development at the southern gateway to The Woodlands, and when the first units open in December 2026, the retail and office will not be built yet, so the lease-up will lean on the location rather than a finished amenity base.

Alliance bought the multifamily parcel from Newman earlier this year and is developing the community independently, with first residences expected in December 2026; the short window—only a few months—between the construction start and that opening suggests the community will begin leasing in phases rather than as a single delivery. The residential parcel takes just under 15 acres of the wider site, leaving Newman the balance for the commercial core and pad sites: a five-building plan with more than 100,000 square feet of planned retail, restaurant, and office space directly adjacent to the apartments.

Newman sold the residential ground to a specialist apartment builder and kept the commercial core for itself, while Alliance is developing on its own, and the source reporting names no co-developer or anchor lease. The apartments will be first, so the leasing case rests on The Woodlands' pull rather than on a finished amenity base. If the commercial core arrives on schedule, early tenants get a view of a neighborhood coming together; if it slips, the address still carries the project, but the apartments will be carrying the mixed-use promise on their own. That leaves the tenants arriving in December to set the project's reputation before the commercial core can contribute.

Newman monetizes the land parcel and keeps the upside in the commercial core and pad sites, while Alliance takes the full construction and leasing risk on one book; the December 2026 opening will set fresh leasing data points for the southern gateway. As this publication has argued, multifamily capital remains committed to Texas growth corridors, but underwriting now leans on current cash flow and leasing velocity, and Broadstone Gosling Oaks will open with no finished retail or office, just The Woodlands' pull. How quickly those 388 units lease will tell whether that is enough.