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Frequently asked questions

Direct answers first. Every number is sourced and dated, and the last answer is always the same: no, we can't guarantee a price or approval.

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  • Free to you, and your rent is the same either way
  • 120 new communities tracked
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  • 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

All questions

Can't find yours? Ask in the form below and we'll answer the same day during hours.

Is your service free?

Yes. Communities pay the brokerage, and your rent is the same either way. We never charge renters.

How does an 8-weeks-free special change my monthly rent?

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.

What happens to my rent in year two?

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.

What fees aren't in the advertised rent?

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.

How much will tolls add to my rent?

It depends on the route. A DNT commute from Frisco to downtown is $297.78 a month with a TollTag, and PGBT from Garland to the DNT is $133.98 (NTTA rates through June 30, 2027). ZipCash costs double.

Can I pick my electric plan?

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.

Can you tour with me or show me a unit remotely?

Yes. We route up to four buildings in one afternoon, or walk the actual unit with you on live video if you're relocating.

What if my pre-leased move-in date slips?

Get your options in writing: a credit, interim housing or a release. We take it up with the community in writing and report back the same day during hours.

Which areas do you cover?

Dallas, Collin, Denton and Ellis counties, with Rockwall in scope, plus one Flower Mound address. That includes Lewisville and Castle Hills, Frisco and Downtown Dallas. We only list ground-up buildings with first move-ins from 2024 to 2027.

Does commission affect which buildings you recommend?

No. Commission never touches the Dallas New Build Score, the sort order, placement, recommendations or alerts. That rule is enforced in code.

Can you guarantee a price or approval?

No. The community sets both, and we confirm them before you sign.

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.

Still have a question?

Text your move date, budget, and where you work. You'll get buildings decoded and tolls priced within hours.

Find your ground-up new build

Text your move date, budget, and where you work. You'll get buildings decoded and tolls priced within hours.

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Step 1 of 3: timing, size, budget and area

Include fees, parking, and tolls

Free to you, and your rent is the same either way. Spirit Real Estate Group, LLC (TREC #562021).

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 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

All guides

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 See the New Build Board

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.