8.7 weeks free is the typical special. Here's what you'll really pay.
We price every ground-up new construction building on the Dallas side after the special, the fees and the tolls. Then we tell you which one we'd sign. You don't have time to call 20 leasing offices. We do.
Free. Your rent is the same either way.
We make the calls and send your shortlist the same day during hours.
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Your move date decides which buildings make sense. Pick the card closest to where you are.
Lease-up concessions are everywhere on new buildings. Three things sit between the ad and your real monthly price.
Eight weeks free sounds like two months of rent. Spread over a 15 or 18-month lease, it lowers your monthly number less than you think.
At 12 board buildings, required fees ran $43 to $226.88 a month, median $141.50 (fee survey, Oct 25, 2026). The ad shows none of them.
When the special ends, your renewal starts from base rent. At the board median special, year two jumped about 20% on Oct 25, 2026.
So we price every building after the special, the fees and year two, and we confirm it in writing.
Turn weeks free into net effective rent, add required fees and bills for true monthly cost, and see the year-two renewal jump. The defaults are our calibration example: $1,500 base, 8 weeks free, 12 months, $141.50 in fees.
Estimates only. The community sets the price and the special; we confirm both in writing before you sign.
Get my shortlistDated and sourced. Board values come from the morning feed and hide if they go stale.
DFW delivered 12,108 units in the first half of 2026, the most of any U.S. market (Yardi Matrix). With RealPage occupancy and supply forecasts pointing to more deliveries, weeks free stays common on new buildings. Our renter guides show how to turn weeks free into a monthly number you can budget.
Eight ways into the board. Every one prices buildings the same way: net effective, fees, true monthly and year two.
Tell us the need. We match buildings to it and price the tradeoffs.
Base rent beside every discount. Year two beside every special. Commission never touches the Dallas New Build Score, the sort, or our pick.
Dallas New Build Score, 0 to 100
Never scores location, schools, reviews or people. Room to ask lives in a separate Leverage Score.
Building count, the lowest price after the special, the typical special and move-ins come from the feed. ISD, electric and toll roads are address checks. Click a county on the map to find its row.
| Area | Buildings | From | Typical special | 2026 move-ins | Restricted | ISD | Electric | Toll roads |
|---|---|---|---|---|---|---|---|---|
| Lewisville & Denton County Denton County | 16 | Ask us | Ask us | Ask us | Ask us | Lewisville ISD at most addresses | TNMP with plan choice at Whitlow, The Whitley, Frontera Shores and five more | Sam Rayburn Tollway (SRT) toward Legacy |
| Frisco Collin County / Denton County | Ask us | Ask us | Ask us | Ask us | Ask us | Frisco ISD at most addresses | CoServ with no choice at Presidium Frisco Square (confirmed) | Dallas North Tollway (DNT) and Sam Rayburn Tollway (SRT) |
| Downtown Dallas Dallas County | Ask us | Ask us | Ask us | Ask us | Ask us | Dallas ISD | Oncor with plan choice | None needed for core commutes |
Schematic, not to scale. Rockwall and Ellis: ask us until an area has 3+ buildings.
Feed fields refresh every morning. ISD, Electric and Toll roads are durable address checks (Oct 25, 2026). We never list Grand Prairie or Arlington.
True monthly first, the special and base rent beside it, and year two in red. On the board, every value comes from the morning feed.
East Dallas · studio · Oncor, you pick a plan
Calibration example from our method page
Calibration example from our method page
Illustration, values as of Oct 25, 2026; live page uses the feed. Year two shown at 0% change from base.
Eight stages. You tell us the move date and the commute; we handle the calls, the math and the paperwork checks.
We make the calls. We confirm the unit, the special, a written fee sheet and the electric provider. Same day during hours.
Year-two, 24-month and toll math, plus our top two and the tradeoff.
Up to four buildings in one routed afternoon, or a live video walk of the actual unit.
We pre-check income (base or effective rent) and documents before you pay any fee.
We read the concession and fee addenda and flag the minimum term and the §92.0135 flood notice.
Enroll an Oncor or TNMP plan, or start CoServ or GP&L. A utility letter of credit waives those deposits. TollTag first.
A written punch list, and a ledger check to make sure your special shows up.
A Renewal Check with current comps, so your renewal offer has context.
Free. Your rent is the same either way.
We pull prices every morning. They can change by lunch. Tell us if one's gone and we'll recheck the same day. Corrections are logged within one business day.
We're a Texas Real Estate Commission (TREC) licensed brokerage: Spirit Real Estate Group, LLC, TREC #562021. Read the Information About Brokerage Services (IABS) notice.
Budget, fees, electric, approval and lease timing. Plus pre-leasing, income-restricted and 55+ apartments, the DART Silver Line and more in the full library.
Yes. Communities pay the brokerage, and your rent is the same either way. We never charge renters.
It lowers your average monthly rent over the term, not your base rent. On a $1,500 base and a 12-month lease, 8 weeks free is worth $2,769.23, so the net effective rent is $1,269.23. Illustration, values as of Oct 25, 2026; live pages use the feed.
Renewals price from base rent, not the special. At the board median special, year two jumps about +20%. We show year two at 0% and +3% beside every special.
Required monthly fees ran $43 to $226.88 at 12 board buildings, median $141.50 (fee survey, Oct 25, 2026). We get a written fee sheet before you apply.
At 94 of 120 board buildings, yes (85 Oncor, 9 TNMP). Presidium Frisco Square is CoServ with no choice, and The Olsen in Garland is GP&L. We'll help you set it up before move-in.
Yes. We route up to four buildings in one afternoon, or walk the actual unit with you on live video if you're relocating.
No. The community sets both, and we confirm them before you sign.
Text your move date, budget, and where you work. You'll get buildings decoded and tolls priced within hours.
Free. Your rent is the same either way. Same day during hours.
We don't guarantee pricing or approval. The community sets both, and we confirm them before you sign.
