Investor-friendly real estate agents in Dallas, TX
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Dallas-Fort Worth is the country's growth machine: more corporate headquarter relocations than any other metro since 2018 and the most new-home permits of any major metro. But the growth is in the suburbs. In 2025 Collin County added about 43,000 people, second-most of any U.S. county, while Dallas County lost about 2,600. For investors that means new construction and build-to-rent up north, older value-add stock closer in, and since 2025, small multifamily of up to eight units built under the residential code rather than the commercial one. Typical home values are about $361,000 across the metro, slightly down over the past year, with rents flat. Our three vetted partners cover Dallas, Fort Worth and the Collin and Denton county suburbs, and do BRRRR, flips, new construction and commercial.
Buy, rehab, rent, refinance and value-add plays across DFW, including creative financing and rent-by-the-room.
Rehab-and-resell deals, from a partner who teaches investing strategies as well as brokering them.
New-build purchases in the fast-growing northern suburbs, and townhome and small multifamily construction under Dallas's 2025 one- to eight-family building code.
Land, small commercial and value-add commercial such as self storage and RV parks.
Is Dallas worth investing in? The long-term trends
People, jobs, rents and prices for the Dallas-Fort Worth metro, straight from the Census Bureau, the Bureau of Labor Statistics and Zillow. Hover or tap a chart for exact values.
View data table
| Period | Value |
|---|---|
| 2010 | 6,391,311 |
| 2011 | 6,506,602 |
| 2012 | 6,637,404 |
| 2013 | 6,743,525 |
| 2014 | 6,876,165 |
| 2015 | 7,025,725 |
| 2016 | 7,175,708 |
| 2017 | 7,314,782 |
| 2018 | 7,431,497 |
| 2019 | 7,545,141 |
| 2020 | 7,667,416 |
| 2021 | 7,777,844 |
| 2022 | 7,972,652 |
| 2023 | 8,164,140 |
| 2024 | 8,353,600 |
| 2025 | 8,477,157 |
View data table
| Period | Value |
|---|---|
| 2011 | +39,956 |
| 2012 | +53,322 |
| 2013 | +31,209 |
| 2014 | +47,714 |
| 2015 | +60,142 |
| 2016 | +61,552 |
| 2017 | +56,872 |
| 2018 | +45,394 |
| 2019 | +46,542 |
| 2020 | +58,026 |
| 2021 | +64,238 |
| 2022 | +90,066 |
| 2023 | +56,525 |
| 2024 | +22,482 |
| 2025 | +18,197 |
View data table
| Period | Value |
|---|---|
| 2010 | 2,914,200 |
| 2011 | 2,987,400 |
| 2012 | 3,066,400 |
| 2013 | 3,155,800 |
| 2014 | 3,267,200 |
| 2015 | 3,383,100 |
| 2016 | 3,486,900 |
| 2017 | 3,579,200 |
| 2018 | 3,666,100 |
| 2019 | 3,767,400 |
| 2020 | 3,647,700 |
| 2021 | 3,820,300 |
| 2022 | 4,068,500 |
| 2023 | 4,200,600 |
| 2024 | 4,262,500 |
| 2025 | 4,309,400 |
View data table
| Period | Value |
|---|---|
| Dec 2015 | $1,104/mo |
| Dec 2016 | $1,154/mo |
| Dec 2017 | $1,209/mo |
| Dec 2018 | $1,255/mo |
| Dec 2019 | $1,293/mo |
| Dec 2020 | $1,326/mo |
| Dec 2021 | $1,545/mo |
| Dec 2022 | $1,636/mo |
| Dec 2023 | $1,640/mo |
| Dec 2024 | $1,632/mo |
| Dec 2025 | $1,633/mo |
| Aug 2026 | $1,659/mo |
View data table
| Period | Value |
|---|---|
| Dec 2010 | $148,147 |
| Dec 2011 | $144,095 |
| Dec 2012 | $151,193 |
| Dec 2013 | $163,681 |
| Dec 2014 | $176,786 |
| Dec 2015 | $197,451 |
| Dec 2016 | $219,461 |
| Dec 2017 | $240,579 |
| Dec 2018 | $254,992 |
| Dec 2019 | $262,209 |
| Dec 2020 | $282,302 |
| Dec 2021 | $338,782 |
| Dec 2022 | $386,709 |
| Dec 2023 | $382,763 |
| Dec 2024 | $382,150 |
| Dec 2025 | $367,330 |
| Aug 2026 | $360,437 |
View data table
| Period | Value |
|---|---|
| Dec 2015 | 14.9× |
| Dec 2016 | 15.8× |
| Dec 2017 | 16.6× |
| Dec 2018 | 16.9× |
| Dec 2019 | 16.9× |
| Dec 2020 | 17.7× |
| Dec 2021 | 18.3× |
| Dec 2022 | 19.7× |
| Dec 2023 | 19.4× |
| Dec 2024 | 19.5× |
| Dec 2025 | 18.7× |
| Aug 2026 | 18.1× |
Data retrieved October 15, 2026. Figures cover the Dallas-Fort Worth metro area.
The numbers and rules that matter in Dallas
Zillow Home Value Index, Dallas-Fort Worth metro, Aug 2026 (−2.3% YoY).
Zillow Observed Rent Index, all home types, Aug 2026 (+0.4% YoY). Single-family 3-beds rent higher.
Typical rent ÷ typical home value. Well under the 1% rule; plan on cash flow from buying right, not from rents.
Over the past year: home values −2.3%, rents +0.4%.
Small multifamily, built like houses
In April 2025 the Dallas City Council unanimously replaced its residential building ordinance with a One- to Eight-Family Dwelling Code. Before, anything over two units had to be built to the International Building Code, the commercial code written for apartment complexes, with the design, sprinkler and construction costs that come with it. Now buildings of up to eight units, up to three stories, can be built under a modified residential code, the same one used for houses.
That's a building-code change, not a zoning change: it makes small multifamily cheaper to build where zoning already allows it. The zoning change came from the state. Texas SB 840, in effect since September 1, 2025, requires cities of Dallas's size to allow multifamily and mixed-use residential by right on land zoned for office, commercial, retail, warehouse or mixed use, approved administratively with no zoning hearing. Put the two together and a fourplex to eight-plex on a commercially zoned lot along a corridor no longer needs a rezoning or commercial-grade construction.
Why it matters for investors: a single DFW house doesn't cover its own mortgage at today's prices. Several units on one lot spread the land cost across more rents, and building under the residential code keeps the per-unit cost closer to a townhome than an apartment complex.
- Zoning still sets the unit count. Dallas's single-family districts still allow one house per lot. Duplex, townhouse and multifamily districts, planned development districts, and commercial land under SB 840 are where 3–8 units can go. ForwardDallas, the 2024 land-use plan, supports more of this but doesn't rezone anything; the city's zoning code rewrite is still in draft.
- The residential path has limits: size caps (reported as 7,500 square feet without sprinklers), exit and fire-separation rules, and Dallas Fire-Rescue prefers sprinklers where feasible. Have an architect confirm your design qualifies before you price it.
- SB 840 has carve-outs, including sites near heavy industrial uses, airports and military bases, and its height and density minimums come with conditions. Confirm the specific parcel with Dallas Development Services.
- Deed restrictions and HOA covenants aren't overridden by either change. Have the title company pull them before you're under contract.
- Building is still the expensive part, and construction loans are harder to get than mortgages. Get a builder's bid and run the rent math first.
Texas landlord-tenant basics
Texas is one of the more landlord-friendly states, and the law is statewide: cities can't add rent control. Eviction procedure changed on January 1, 2026 (SB 38), so guides written before then are out of date on notice delivery and court timelines. The points investors ask about most:
- No rent control: cities may only regulate rent after a disaster declaration and with the governor's approval (Local Government Code § 214.902). There's no statewide cap on increases; the lease controls, and month-to-month tenancies change terms with a month's notice.
- Eviction: a written notice to vacate (or, for unpaid rent, to pay or vacate) is required before filing, with 3 days' notice unless the lease sets a different period (Property Code § 24.005). SB 38, for suits filed on or after January 1, 2026, changed how that notice can be delivered and sped up the court process. Use a current form or an eviction attorney.
- Security deposit: refund it, with a written itemized list of deductions, within 30 days after the tenant moves out (§§ 92.103–92.104). You don't have to until the tenant gives a written forwarding address (§ 92.107). Withholding in bad faith costs $100 plus three times the amount withheld, plus attorney's fees.
- Late fees must be in a written lease and can't be charged until rent is unpaid two full days after the due date. A fee of up to 12% of monthly rent (buildings of 4 units or fewer) or 10% (larger buildings) is presumed reasonable (§ 92.019).
- Repairs: if a tenant who is current on rent gives notice of a condition that materially affects health or safety, and you don't make a diligent effort to repair within a reasonable time (7 days is presumed reasonable), the tenant can end the lease, repair and deduct, or sue (§§ 92.056–92.0561).
- Texas has no statute setting a notice period for landlord entry. Put an entry clause in your lease.
Short-term rental rules in Dallas
In June 2023 Dallas adopted two ordinances: a zoning change that effectively banned short-term rentals in single-family districts, and a registration program (City Code ch. 42B). A state court blocked both in December 2023, and as of October 2026 they still can't be enforced.
- The Fifth Court of Appeals largely upheld the injunction in 2025, finding the owners likely to succeed on a Texas constitutional claim. The city asked the Texas Supreme Court to step in in October 2025; as of this review there's no ruling. If the city wins, the single-family ban could take effect, so don't underwrite an absentee STR in a single-family district on the assumption that today's status lasts.
- Until then the city enforces its general noise, nuisance and property-standards rules against STRs.
- Hotel occupancy tax still applies: 15% in total, 9% city and 6% state. The city has no collection agreement with Airbnb or Vrbo, so register with the city and remit the city tax yourself.
- Suburbs set their own rules. Frisco requires an STR permit with an annual fee; McKinney added a free annual registration in 2026; Plano requires registration and proof of insurance. Check each city's current code.
- HOAs and deed restrictions can prohibit STRs regardless of the court case.
Last reviewed October 13, 2026. General information, not legal or tax advice — rules and fees change, so confirm with the city, the statute, or your attorney before you rely on them. Sources: Zillow Research data (ZHVI, ZORI) — Dallas-Fort Worth metro; City of Dallas — Council approves One- to Eight-Family Dwelling Code (April 2025); National League of Cities — Dallas approves ordinance to support missing middle housing (2025); SB 840 (89th Legislature, 2025) — Residential use in commercial zones, enrolled text; City of Dallas — Short-term rentals (Code Compliance); City of Dallas — Short-term rental hotel occupancy tax; Fifth Court of Appeals — City of Dallas v. Dallas Short-Term Rental Alliance, No. 05-23-01309-CV (2025); City of Frisco — Short-term rentals; City of McKinney — Short-term rentals; City of Plano — Short-term rentals; U.S. Census Bureau — Vintage 2025 county population estimates; Dallas Economic Development — Tax rates; Texas Department of Insurance — Wind and hail losses (June 2026); Texas Property Code ch. 92 — Residential tenancies; Texas Property Code ch. 24 — Forcible entry and detainer; Texas Local Government Code § 214.902 — Rent control; SB 38 (89th Legislature, 2025) — Eviction procedure, enrolled text; Texas Comptroller — Hotel occupancy tax.
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Questions investors ask about Dallas
Which areas do your Dallas agents cover?
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Our three vetted partners cover Dallas and Fort Worth, and the Collin and Denton county suburbs: McKinney, Frisco, Plano, Allen, Prosper, Celina, Denton, Lewisville and more. Between them they handle BRRRR, flips, new construction, land and commercial. We match you with the ones that fit your deal.
Is Dallas a good market for rentals?
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For growth, yes. For cash flow at median prices, no. DFW rents are under 0.5% of home value a month, property taxes run about 2.2% a year for a typical Dallas address, and hail drives up insurance. Investors here make money on value-add and BRRRR, on new builds bought with builder incentives, and on long-term appreciation from job and population growth.
Can I build up to eight units on a lot in Dallas?
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Only where zoning allows that many. Dallas's 2025 One- to Eight-Family Dwelling Code lets buildings of up to eight units and three stories be built under the residential code instead of the commercial building code, which cuts design and construction costs. It doesn't rezone anything: single-family districts still allow one house. Duplex, townhouse and multifamily districts qualify, and Texas SB 840 (2025) allows multifamily by right on most office, commercial and retail land in Dallas. Check the parcel's zoning and deed restrictions first.
Are short-term rentals legal in Dallas?
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For now. The city's 2023 ban on STRs in single-family districts and its registration program have been blocked by a court since December 2023, and the case is before the Texas Supreme Court. If the city wins, the ban could take effect. You still owe 15% in hotel taxes and must remit the city's 9% yourself.
Why do the charts show Dallas-Fort Worth?
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Census, BLS and Zillow publish these trends for the whole Dallas-Fort Worth-Arlington metro. Conditions differ a lot inside it: the northern suburbs are growing fast while Dallas County lost population in 2025. Ask your agent for comps in your target city.
Is Texas landlord-friendly?
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Yes. Cities can't impose rent control, there's no cap on rent increases, evictions start with a 3-day notice to vacate unless the lease says otherwise, and deposits are due back within 30 days of move-out once the tenant gives a forwarding address. The catch is property tax: Texas has no state income tax and leans on property tax instead, so expect annual bills of roughly 2% of assessed value in most of these metros. That, plus insurance, is what usually breaks Texas rental math.
What does it cost to get matched with a Dallas agent?
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Nothing. Agents Invest is free for investors. The agent pays us a referral fee only if you close a deal with them.
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