# How We Do the Math | New Dallas Apartment Team > Our published formulas for new Dallas apartments: net effective rent, true monthly cost, year-two renewal and monthly tolls, with a labeled worked example. URL: https://newapartmentsdallas.com/how-we-do-the-math/ Method · The formulas # How we do the math Every price on the board uses the same four formulas. Here they are, with a worked example you can check by hand. Get my shortlist [/contact/ →](/contact/) - Free to you, and your rent is the same either way - 120 new communities tracked - Prices pulled every morning ![Handwritten rent math beside a calculator and lease](/images/misc/handwritten-rent-math-on-a-notepad-beside-a-calcul.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 ## 1\. Net effective rent **Net effective = (base × months − free rent) ÷ months**, where **N weeks free = base × 12 ÷ 52 × N**. Gift cards are shown separately; they don't change your lease rent. A special described as "prorated over the term" is already net effective. ## 2\. True monthly **True monthly = net effective + required fees + electric + water + parking + tolls (opt-in)**. Required fees come from a written fee sheet. Electric depends on who serves the address. Tolls apply only if your commute uses them. ## 3\. Year two **Year two = base × (1 + change) + fees**, shown at 0% and +3%. Renewals price from base, not the special. That's why year two sits beside every special we show. ## 4\. Monthly tolls **Monthly toll = every gantry each way × 2 × 21 workdays**. ZipCash is double the TollTag rate. NTTA rates run through June 30, 2027. TEXpress lanes are dynamically priced and left out unless you use them. Example: a DNT commute from Frisco to downtown is $7.09 each way with a TollTag, so $7.09 × 2 × 21 = $297.78 a month. ## Worked example: The Flynn at Live Oak East Dallas, studio. Illustration, values as of Oct 25, 2026; live page uses the feed. | Step | Math | Result | | --- | --- | --- | | Base rent | From the feed on Oct 25, 2026 | $1,374.00 | | Free rent, 8 weeks | $1,374 × 12 ÷ 52 × 8 | $2,536.62 | | Net effective | ($16,488 − $2,536.62) ÷ 12 | $1,162.62 | | Required fees | Greystar calculator | +$122.56 | | True monthly (before bills) | Net effective + fees | $1,285.18 | | Year two, 0% | $1,374 + $122.56 | $1,496.56, +$211.38 (+16%) | | Electric | Address check | Oncor, you pick a plan | | School district | Address check (fact only) | Dallas ISD | ## Try it with your numbers Turn weeks free into a monthly number, add fees and bills, and see what year two costs. True monthly $0.00 Value of the special $0.00 Net effective rent $0.00 Year two (rent + fees) $0.00 Year-two jump $0.00 Estimates only. The community sets the price and the special; we confirm both in writing before you sign. Get my shortlist [/contact/ →](/contact/) ## 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.** ## Questions about the math ### Why 52 weeks and 12 months? One week of rent is base × 12 ÷ 52. That turns weeks free into dollars using a full year, so the math works for any term. ### Why show year two at 0% and +3%? Renewal offers vary. Two points show the range without guessing one number. ### Are tolls always included in true monthly? Only if you opt in. Not everyone drives a tolled route, so tolls are added when they apply to your commute. ### Where do the numbers come from? Property values come from the morning feed and are computed there. Worked examples on this page are labeled illustrations. ### What if I find a mistake? Tell us. We fix it and log it on the corrections page within one business day. ### Can you guarantee a price or approval? No. The community sets both, and we confirm them before you sign. ## Want this math on real buildings? 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. ## 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/) ExplainerThe Year-Two Jump: Why Rent Rises After a Move-In SpecialRenewals price from base rent, not the special. At the median special, year two jumps about 20%. See the formula and how to plan for it.Read the guide [/guides/year-two-rent-jump-after-special/ →](/guides/year-two-rent-jump-after-special/) 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.