# Dallas New Build Report, October 2026: 8.7 Weeks Free > October 2026 board data for new Dallas apartments: median special 8.7 weeks, required fees median $141.50, and where the year-two jump lands. URL: https://newapartmentsdallas.com/blog/dallas-new-build-report-october-2026/ Last-Modified: 2026-10-25 Author: New Dallas Apartment Team Category: News & Reports Tags: monthly-report, apartment-specials, required-fees News & Reports [/blog/category/news/ →](/blog/category/news/) # Dallas New Build Report, October 2026: 8.7 Weeks Free Is the Typical Special October 2026 board data for new Dallas apartments: median special 8.7 weeks, required fees median $141.50, and where the year-two jump lands. By New Dallas Apartment Team [/about/#new-dallas-apartment-team →](/about/#new-dallas-apartment-team) Published October 25, 2026 4 min read - Free to you, and your rent is the same either way - 120 new communities tracked - Prices pulled every morning ![Row of new Dallas mid-rise apartment facades at golden hour](/images/featured/row-of-new-dallas-mid-rise-apartment-facades-in-li.webp) - Licensed brokerage Spirit Real Estate Group, TREC #562021 - Every price dated Every price dated and sourced - Commission-blind Commission never touches our score or sort - Corrections logged Corrections logged within one business day The typical special on new apartments in Dallas [/ →](/) is now **8.7 weeks free**. That’s the median across our New Build Board on Oct 25, 2026, pulled from the live feed. If you’re shopping now, you have leverage. You also have a bigger renewal jump waiting in year two. Here’s what the October board shows, what it means for your monthly price, and how to use it. ## What did the board show in October 2026? Four numbers from the Oct 25, 2026 board and our own surveys: | Measure | October 2026 | Source | | --- | --- | --- | | Median special | 8.7 weeks free | Live feed, Oct 25, 2026 | | Year-two jump at the median special | About 20% | Board math, Oct 25, 2026 | | Required monthly fees | $43 to $226.88, median $141.50 | Fee survey, 12 buildings, Oct 25, 2026 | | Buildings with electric choice | 94 of 120 (85 Oncor, 9 TNMP) | Address check, Oct 25, 2026 | The fee median works out to $1,698 a year. Take out the one 62+ building and the median is $150. ![Chart of weeks-free specials across new Dallas buildings with a median line](/images/content/clean-data-chart-of-weeks-free-specials-across-new.webp) > **What 8.7 weeks free means in dollars** > > On a $1,500 base, 8.7 weeks free is worth about $3,012 over a 12-month lease. Net effective drops to about $1,249. Illustration, values as of Oct 25, 2026; live page uses the feed. ## Why are specials this deep? Supply. DFW delivered **12,108 units** in the first half of 2026, the most of any U.S. market (Yardi Matrix). In June 2026, **64.6%** of Dallas-metro listings carried a concession, the third highest share in the country (Zillow). And RealPage expects **20,000+ more** DFW deliveries from Q4 2026 to Q3 2027. That pipeline keeps new buildings competing for the same renters. Specials are the main tool. ## Where does the year-two jump land? Renewals price from base rent, not the special. At the board median, year two runs about 20% above year-one net effective, before any increase. Here’s the calibration example we test against. Take 8 weeks free on a $1,500 base if you’re staying one year. Over 12 months it’s $1,269. Add $141.50 in fees: $1,411. Year two starts at $1,641.50, a $231 jump. Illustration, values as of Oct 25, 2026; live page uses the feed. A deeper special means a bigger step. If you’ll stay two years, compare total 24-month cost. Staying two years? 6 weeks free on a $1,350 base costs about $2,700 less over 24 months than 8 weeks on $1,500. We’d sign that one. ![Tower cranes over new apartment construction in North Texas at sunset](/images/content/tower-cranes-over-new-apartment-construction-in-no.webp) ## What did the fee survey find? Fees are the second bill the ad leaves out. Across 12 board buildings, required monthly fees ranged from **$43 to $226.88**. The common lines: valet trash, tech packages, pest control, package lockers and amenity fees. A $183 spread between buildings is bigger than many specials are worth per month. Our required fees guide [/guides/required-fees-new-dfw-apartments/ →](/guides/required-fees-new-dfw-apartments/) lists them. ## What about electric? Only **94 of 120** board buildings let you pick an electric plan: 85 on Oncor and 9 on TNMP. The rest are on CoServ or Garland Power & Light with no choice. Presidium Frisco Square is CoServ (confirmed). The Olsen in Garland is GP&L. If you’re moving this winter, set it up early. We’ll help you set it up before move-in. ## What should you do with this? 1. **Decode every special** into net effective and year two. Our net effective rent guide [/guides/what-is-net-effective-rent/ →](/guides/what-is-net-effective-rent/) shows how. 2. **Get the fee sheet in writing** before you apply. 3. **Check the electric provider** at the exact address. 4. **Compare over 24 months** if you’ll stay. ## Download the data The month’s summary figures are in a CSV: October 2026 board summary (CSV) [/reports/new-build-report-october-2026-summary.csv →](/reports/new-build-report-october-2026-summary.csv) . Property-level prices stay in the live feed on the apartment specials page [/apartment-specials/ →](/apartment-specials/) , where every value carries its pull date. ## How we compiled this report Board figures come from our morning feed export of 120 ground-up buildings with first move-ins from 2024 to 2027 on the Dallas side. All 13 income- or age-labeled buildings stay out of market-rate medians. Market figures cite their sources and dates. Corrections are logged within one business day on our corrections page [/corrections/ →](/corrections/) . **Want the October numbers applied to your search?** Get my shortlist [/contact/ →](/contact/) ND New Dallas Apartment Team Licensed apartment locators, Spirit Real Estate Group New Dallas Apartment Team tracks every ground-up apartment building on the Dallas side and prices each one after the special, the fees and the tolls. We work under Spirit Real Estate Group, LLC, TREC #562021. Credentials: Texas Real Estate Commission licensed brokerage (TREC #562021) About the team [/about/#new-dallas-apartment-team →](/about/#new-dallas-apartment-team) - monthly-report - apartment-specials - required-fees ## Where it usually goes wrong 1 ### The special is spread over a 12 to 24-month term 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. 2 ### Required fees sit outside the base rent 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. 3 ### Renewals price from base, not the special 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.** ## More New Build Reports ![New Dallas apartment living room in winter light with a thermostat on a sage wall](/images/featured/new-dallas-apartment-living-room-at-winter-golden-.webp) Seasonal Before Winter Bills: What Oncor's Oct 1, 2026 Delivery Rate Means for a New Dallas Apartment [/blog/winter-electric-new-dallas-apartment-2026/ →](/blog/winter-electric-new-dallas-apartment-2026/) ## About our reports ### Where do these numbers come from? Board figures come from our morning feed export and our own fee survey and address checks, each dated. Market figures cite their sources. ### Are property prices typed into reports? No. Property prices stay in the live feed. Worked examples are labeled as illustrations with their date. ### How often do you publish reports? Monthly, plus seasonal notes when something changes for renters, such as a utility rate. ### Can you guarantee a price or approval? No. The community sets both, and we confirm them before you sign. ## Guides for this decision ExplainerWhat Is Net Effective Rent? How Weeks Free Become a Monthly NumberNet effective rent = (base × months − free rent) ÷ months. See the formula, a worked Dallas example, and why gift cards are shown separately.Read the guide [/guides/what-is-net-effective-rent/ →](/guides/what-is-net-effective-rent/) Decision guideRequired Fees at New DFW Apartments: What the Fee Survey FoundAt 12 new DFW buildings, required fees ran $43 to $226.88 a month, median $141.50. See the common fee lines and how to get them in writing.Read the guide [/guides/required-fees-new-dfw-apartments/ →](/guides/required-fees-new-dfw-apartments/) All guides [/guides/ →](/guides/) ## Put this report to work ![Entrance of a new Dallas apartment tower at golden hour](/images/misc/new-dallas-apartment-tower-entrance-with-limestone.webp) Apartment Specials Current specials with the term, end date, net effective and year-two price shown side by side. Open [/apartment-specials/ →](/apartment-specials/) ![New ground-up mid-rise apartment buildings on the Dallas side at golden hour](/images/misc/wide-street-level-view-of-new-ground-up-dallas-mid.webp) New Construction Apartments Map and cards for every ground-up building, with the real monthly price and the date we checked it. Open [/new-construction-apartments/ →](/new-construction-apartments/) ![New Dallas apartment building in lease-up at golden hour](/images/misc/brand-new-dallas-apartment-building-in-lease-up-wi.webp) Lease-Up Apartments Buildings in lease-up, filtered by stage, with deal depth and build-complete status. Open [/lease-up-apartments/ →](/lease-up-apartments/) ## Want these numbers on your shortlist? Text your move date, budget, and where you work. You'll get buildings decoded and tolls priced within hours. ### Thanks, we have your request. We make the calls and send your shortlist the same day during hours. We couldn't send that. Try again, or email us at hello@newapartmentsdallas.com. ## Tell us your move date. We make the calls. Text your move date, budget, and where you work. You'll get buildings decoded and tolls priced within hours. Get my shortlist [/contact/ →](/contact/) See the New Build Board → [/new-construction-apartments/ →](/new-construction-apartments/) 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.