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

Written by

Matt Abadi

Founder, DealIntel

Matt Abadi is the founder of DealIntel. He leads the development of the platform's six-strategy underwriting engine, 25-point Kill List, and Monte-Carlo financial model — the institutional analysis stack DealIntel applies to every fix and flip deal. DealIntel was founded in 2025 with the central thesis that knowing when not to invest is the most valuable number on the page.

Last reviewed: 2026-04