What is the median home price in Dallas?

The median home price in Dallas–Fort Worth, TX is currently in the $385k – $425k range (data as of 2026-04). For fix-and-flip investors, distressed acquisition typically runs 65–80% of median, depending on submarket and condition.

What is a good cap rate in Dallas?

Stabilized rental cap rates in Dallas–Fort Worth, TX typically fall in the 5.5% – 6.8% range as of 2026-04. Higher cap rates are common in older / B-tier submarkets, lower in A-tier neighborhoods with strong appreciation.

What is the average days on market in Dallas?

Days on market in Dallas–Fort Worth, TX currently runs 30 – 45 days (data as of 2026-04). Faster DOM favors Fix & Flip exits; slower DOM (60+ days) usually pushes operators toward BRRRR or rental hold.

What is the average rent in Dallas?

Median rent in Dallas–Fort Worth, TX is $1,900 – $2,200 / mo as of 2026-04. The most relevant rental benchmark for BRRRR is the 1% rule (monthly rent ≥ 1% of all-in cost) — verify against submarket-specific rent comps before underwriting.

Market · TX · 2026 data

Fix and Flip in Dallas, TX

Institutional-scale Sunbelt market; deep BRRRR comp inventory.

Dallas market thesis

DFW is the deepest institutional rental market in the US — Tricon, Invitation Homes, Progress all built portfolios here. For an individual operator, that means BRRRR comps are abundant and DSCR refinances close on schedule. The risk: institutional buy boxes set price floors that erode fix-and-flip margins in the 1990s–2000s suburban inventory most operators target.

Key metrics

$385k – $425k

Median home price

DealIntel · 2026-04

$1,900 – $2,200 / mo

Median rent

DealIntel · 2026-04

30 – 45 days

Days on market (median)

DealIntel · 2026-04

5.5% – 6.8%

Stabilized cap rate range

DealIntel · 2026-04

$42 – $72

Typical rehab cost / sqft

DealIntel · 2026-04

+34% to +42%

5-year appreciation

DealIntel · 2026-04

+1.6% / yr

Population growth (annual)

BLS · 2026-04

Top investor neighborhoods in Dallas

GarlandSub-$350k entry, institutional rental comp depth
MesquiteStrong 3/2 BRRRR inventory
ArlingtonMid-cities flip, retail-buyer demand
Oak Cliff (North)Gentrification path, intown flip
Plano (older stock)School-district premium flips

Best strategies for Dallas

Of DealIntel's six underwritten strategies, the following rank best-fit-first for Dallas–Fort Worth, TX. Every property in the platform is scored against all six paths in parallel; these are the ones that consistently produce the highest risk-adjusted return in this market.

Tailwinds — what's working in Dallas

DFW airport + Toyota / State Farm / Frito-Lay HQ employment base
Texas no income-tax keeps migration positive
Deepest institutional rental buy-box in the country (BRRRR exit liquidity)

Kill flags — common ways Dallas deals fail

Foundation movement on Texas clay soil — budget $8–25k contingency
Hail-belt insurance pricing (15-20% increases since 2023)
Tornado / wind hardening requirements in some sub-markets

DealIntel's 25-point kill list catches these and 20+ others on every property — see the platform overview for how the kill list runs before strategy evaluation begins.

ADU and multi-unit regulation in Dallas

Texas state law preempts city ADU bans on lots >5,000 sqft (HB 14, 2023). Dallas allows ADUs by-right in most single-family zones up to 800 sqft. Multi-unit conversion is permitted in MF-zones only — verify zoning before underwriting.

For state-by-state ADU and middle-housing regulatory background, see the ADU strategy guide and the multi-unit conversion guide.

Underwrite a deal in this market

Run a free ARV, MAO, or BRRRR calculation on a Dallas property using the calculators below. For full kill-list + six-strategy evaluation + Investment Memorandum PDF, see pricing — pay-per-deal from $149.

ARV calculatorConfidence-weighted comp method MAO (70% rule) calculatorMaximum allowable offer math BRRRR calculatorFull Buy-Rehab-Rent-Refi-Repeat model Cap rate calculatorNOI / value with asset-class ranges

Nearby markets and related guides

Reviewed by

DealIntel Research

Underwriting and Real Estate Research Team

DealIntel's underwriting team builds and maintains the platform's six-strategy engine, 25-point kill list, and Monte-Carlo financial model. Every piece of long-form content on dealintel.io is reviewed by an underwriter with direct experience scoring residential investment deals.

Last reviewed: 2026-04