I’m pretty sure, strucutral geography is the key to explain this phenomenon
Houston: Doughnut City
The term Doughnut City is used to describe a phenomenon that affects the physical shape of some cities of the North American Sun Belt. It consists of the concentration of urban activity on the ring road (where the newest and most advanced generation of housing estates and office parks are located) and the parallel physical disappearance of all that remains inside (the interior is affected by an accelerated process of obsolescence that leads to the demolition of a multitude of buildings). Viewed from a European perspective, the Doughnut City is a phenomenon that goes against nature. If in the cities of the Old Continent proximity to the center means an added value, in the Doughnut City quite the reverse is true: the most eligible urban areas are on the final periphery.