# How to Read Our Prices | New Dallas Apartment Team > What every value on a New Build Board card means, from base rent and the special to net effective, true monthly, year two, electric and toll chips. URL: https://newapartmentsdallas.com/how-to-read-our-prices/ Method · Reading a card # How to read our prices Every card shows the same values in the same order, each with a date and a source. Here's what each one means. Get my shortlist [/contact/ →](/contact/) How we do the math → [/how-we-do-the-math/ →](/how-we-do-the-math/) - Free to you, and your rent is the same either way - 120 new communities tracked - Prices pulled every morning ![Tablet showing an apartment price card on a stone counter](/images/misc/tablet-showing-an-apartment-price-card-with-dated-.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 ## Every value on a card Feed values refresh every morning. Profile values are address checks that change rarely. | Value | What it means | Source | | --- | --- | --- | | Label | Who can rent here: Open to All / Market Rate, Income-Restricted, 55+ or 62+, BTR. | Durable profile | | Base rent and pull time | The rent before any special, with the time we pulled it. | Morning feed | | Special | Weeks free or a credit, with the term it needs and the date it ends. | Morning feed + override layer | | Net effective | Average monthly rent over the term after the special. | Computed in the feed | | Required fees | Monthly fees every resident pays, from a written fee sheet when we have one. | Feed + fee survey | | True monthly | Net effective plus fees, plus bills you opt into. | Computed | | Year two | Renewal from base at 0% and +3%, plus fees. Shown in red. | Computed | | Electric chip | Oncor or TNMP (you pick a plan), or CoServ or GP&L (no choice). | Address check | | Toll chip | Whether the likely commute uses the DNT, PGBT or SRT. | Address check | | Stage | Pre-leasing, lease-up or first 24 months, and whether the build is complete. | Feed + profile | | Dallas New Build Score | 0 to 100 on deal depth, price vs nearby, year-two risk, stage, fee disclosure and build status. | Computed; commission-blind | | Confirmation date | When we last confirmed the values with the community. | Our calls | ## How a card reads 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. Every new building on the board → [/new-construction-apartments/ →](/new-construction-apartments/) Open to All / Market Rate ### The Flynn at Live Oak East Dallas · studio · Oncor, you pick a plan Oct 25, 2026 True monthly cost $1,285.18 /mo Net effective: **$1,162.62** (base rent $1,374.00) Special: **8 weeks free on 12 months** Required fees: **$122.56** (Greystar calculator) Year two: $1,496.56, +$211.38 (+16.4%) Example building A ### Lower base, smaller special Calibration example from our method page Oct 25, 2026 True monthly cost $1,335.73 /mo Net effective: **$1,194.23** (base rent $1,350.00) Special: **6 weeks free on 12 months** Required fees: **$141.50** (fee survey median) Year two: $1,491.50, +$155.77 (+11.7%) Example building B ### Higher base, bigger special Calibration example from our method page Oct 25, 2026 True monthly cost $1,410.73 /mo Net effective: **$1,269.23** (base rent $1,500.00) Special: **8 weeks free on 12 months** Required fees: **$141.50** (fee survey median) Year two: $1,641.50, +$230.77 (+16.4%) Illustration, values as of Oct 25, 2026; live page uses the feed. Year two shown at 0% change from base. ## Three ways a price can mislead 1 ### A price without a date Specials change daily in lease-up. A number with no pull time could already be gone. 2 ### A discount without base rent Without base rent beside it, you can't tell how big a discount is or what renewal will cost. 3 ### A special without year two Renewals price from base. A special shown alone hides the jump that follows it. **So every value on a card carries its date and source, base rent sits beside every discount, and year two sits beside every special.** ## Reading our numbers: FAQ ### What happens when a value goes stale? It hides. We never print a placeholder or a guess in its place. ### Why is year two in red? It marks the jump from your year-one monthly to renewal at base. Red is reserved for that one number. ### What is the override layer? A correction step for specials that changed, are held, or carry conditions the ad leaves out, like a minimum term. ### Do you type property prices into pages? No. Property prices only come from the feed. Examples on our pages are labeled illustrations with their date. ### 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 guideYour All-In Budget for a New DFW Apartment: Rent, Fees, Electric, Water, TollsSet an all-in budget before you tour: net effective rent, required fees, electric, water, parking and tolls, with the math shown.Read the guide [/guides/all-in-budget-new-dfw-apartment/ →](/guides/all-in-budget-new-dfw-apartment/) All guides [/guides/ →](/guides/) ## Keep looking ![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/) ![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 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/) ## 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.