# New Apartments Dallas: Real Price, Then Our Pick > New apartments in Dallas, priced after the special, the fees and the tolls. Every ground-up building on the Dallas side, then the one we URL: https://newapartmentsdallas.com/ Updated Oct 25, 2026, 8:14 AM CT · Prices pulled every morning # New apartments in Dallas: the real price, then our pick 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. 8.7 wks Median Dallas special Live feed, Oct 25, 2026 $141.50 Median required monthly fees 12-building fee survey, Oct 25, 2026 94 of 120 Buildings where you pick your electric plan Address check, Oct 25, 2026 12,108 DFW units delivered in H1 2026 Yardi Matrix See every new building [/new-construction-apartments/ →](/new-construction-apartments/) Compare areas → [#areas →](#areas) Free. Your rent is the same either way. - Free to you, and your rent is the same either way - 120 new communities tracked - Prices pulled every morning ### 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. - 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 ## Start with your timing Your move date decides which buildings make sense. Pick the card closest to where you are. Move now Available units in buildings already leasing. We confirm the unit and the special the same day during hours. Go [/lease-up-apartments/ →](/lease-up-apartments/) Move in 30 days Tight timing works when the unit, the special and the fee sheet are confirmed before you tour. Go [/new-construction-apartments/ →](/new-construction-apartments/) Lease ends in 60 to 90 days The sweet spot. We line up specials with your notice date and your move-by date. Go [/guides/when-to-start-looking-for-new-apartment/ →](/guides/when-to-start-looking-for-new-apartment/) Pre-lease for 2027 Buildings opening soon, with first move-ins in 2026 and 2027, and the slip risk spelled out. Go [/opening-soon/ →](/opening-soon/) Job move Victory Park, Legacy, Las Colinas or the medical districts. We rank buildings by drive time and toll cost. Go [/new-apartments-near-work/ →](/new-apartments-near-work/) Renewal coming up Your renewal offer against current specials nearby, around month 10 and before your notice deadline. Go [/guides/month-10-renewal-check/ →](/guides/month-10-renewal-check/) ## Why the advertised special isn't what you'll pay Lease-up concessions are everywhere on new buildings. Three things sit between the ad and your real monthly price. 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.** ## Special Decoder: what weeks free really costs 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. 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/) ## The numbers behind the board Dated and sourced. Board values come from the morning feed and hide if they go stale. 8.7 wks Median special on the board Live feed (8.7 weeks on Oct 25, 2026) +20% Year-two jump at the median special Board math (+20% on Oct 25, 2026) 64.6% Dallas-metro listings with a concession Zillow, June 2026 20,000+ DFW deliveries due Q4 2026 to Q3 2027 RealPage 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 [/guides/ →](/guides/) show how to turn weeks free into a monthly number you can budget. ## Find a new building Eight ways into the board. Every one prices buildings the same way: net effective, fees, true monthly and year two. ![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/) ![Nearly finished Dallas apartment building with a crane at golden hour](/images/misc/nearly-finished-dallas-mid-rise-apartment-building.webp) Opening Soon Buildings in pre-leasing, matched to your lease end, with slip risk shown. Open [/opening-soon/ →](/opening-soon/) ![New low-rise apartment community courtyard at golden hour](/images/misc/new-low-rise-age-labeled-apartment-community-court.webp) 55+ New Apartments New 55+ and 62+ communities with real pricing, kept out of market-rate math. Open [/55-plus-new-apartments/ →](/55-plus-new-apartments/) ![Victory Park office towers and a new residential building at golden hour](/images/misc/victory-park-dallas-glass-office-towers-and-new-re.webp) New Apartments Near Work Buildings matched to your job anchor by free-flow minutes and monthly toll cost. Open [/new-apartments-near-work/ →](/new-apartments-near-work/) ![DART light rail train passing a new apartment building at golden hour](/images/misc/dart-light-rail-train-passing-a-new-apartment-buil.webp) New Apartments Near Transit New buildings near DART and A-Train stations, with the rail chip on every card. Open [/new-apartments-near-transit/ →](/new-apartments-near-transit/) ![Dallas skyline at golden hour from a new apartment balcony](/images/misc/dallas-skyline-at-golden-hour-seen-from-a-new-apar.webp) Moving to Dallas Lease a new building remotely with a live video walk of the actual unit. Open [/moving-to-dallas/ →](/moving-to-dallas/) Every new building on the board [/new-construction-apartments/ →](/new-construction-apartments/) ## What you need, not who you are Tell us the need. We match buildings to it and price the tradeoffs. No time to call 20 leasing offices You don't have time to call 20 leasing offices. We do, and we get the fee sheet in writing. [/contact/ →](/contact/) Job move to Victory Park, Legacy or Las Colinas Goldman Sachs and AT&T move in 2028. Wells Fargo Las Colinas opened in Oct 2025. [/new-apartments-near-work/ →](/new-apartments-near-work/) Hospital shift near the medical districts We check drive time at your shift hours and the walk from the nearest DART station. [/new-apartments-near-work/ →](/new-apartments-near-work/) Toll-free commute We show the toll-free route next to the tollway, with the minutes and the dollars. [/guides/choose-apartment-by-commute-dallas/ →](/guides/choose-apartment-by-commute-dallas/) BTR home with a yard Build-to-rent townhomes compared with mid-rise units on the same true monthly number. [/guides/btr-townhome-vs-apartment-dfw/ →](/guides/btr-townhome-vs-apartment-dfw/) Pets Pet rent, pet fees, deposits and breed or weight rules added to your monthly cost. [/guides/pets-new-dfw-apartments/ →](/guides/pets-new-dfw-apartments/) Lease-end timing We match your move-by date to buildings that can deliver on it. [/guides/when-to-start-looking-for-new-apartment/ →](/guides/when-to-start-looking-for-new-apartment/) Income-restricted units Dallas PFC, LIHTC and Essential Worker tiers, with the 2026 TDHCA income limits. [/guides/dallas-pfc-income-restricted-apartments/ →](/guides/dallas-pfc-income-restricted-apartments/) 55+ communities New age-labeled buildings, kept out of our market-rate math. [/55-plus-new-apartments/ →](/55-plus-new-apartments/) Renewal help A month-10 Renewal Check with current comps from nearby buildings. [/guides/month-10-renewal-check/ →](/guides/month-10-renewal-check/) Pick my electric plan Only 94 of 120 board buildings let you choose. We check your exact address. [/guides/electric-provider-new-dallas-apartment/ →](/guides/electric-provider-new-dallas-apartment/) Moving from out of state Live video walks of the actual unit, remote applications and utilities set up first. [/moving-to-dallas/ →](/moving-to-dallas/) ![New apartment balcony overlooking North Dallas construction at golden hour](/images/misc/brand-new-apartment-balcony-with-oak-decking-and-g.webp) ## Ten things we track on every building Base rent beside every discount. Year two beside every special. Commission never touches the Dallas New Build Score, the sort, or our pick. 1. 1 Base rent and pull time The rent before any special, with the minute we pulled it. 2. 2 Special, term and end date Weeks free, the lease term it needs, and when it ends. 3. 3 Net effective (Base × months − free rent) ÷ months. The average rent over your term. 4. 4 Required fees in writing Valet trash, tech packages, pest and the rest, from a written fee sheet. 5. 5 True monthly Net effective plus fees, electric, water, parking and any tolls you opt into. 6. 6 Year two at 0% and +3% What renewal costs once the special is gone. 7. 7 Electric provider at the address Oncor or TNMP with plan choice, or CoServ and GP&L without it. 8. 8 Toll cost to your job Every gantry each way, times 2, times 21 workdays. 9. 9 School district and special district ISD and any MUD or FWSD, reported as facts, never scored. 10. 10 Lease-up stage and build status Pre-leasing, lease-up or stabilized, and whether construction is done. ![Printed fee sheet and lease addendum beside keys](/images/misc/printed-apartment-fee-sheet-and-lease-addendum-on-.webp) ![Thermostat and electric panel in a new apartment](/images/misc/smart-thermostat-and-electric-panel-in-a-new-dalla.webp) Dallas New Build Score, 0 to 100 Deal depth 30 Price vs nearby 20 Year-two risk 15 Lease-up stage 15 Fee disclosure 10 Build complete 10 Never scores location, schools, reviews or people. Room to ask lives in a separate Leverage Score. ## New apartments by area 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 CountyDenton 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 | | FriscoCollin 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 DallasDallas County | Ask us | Ask us | Ask us | Ask us | Ask us | Dallas ISD | Oncor with plan choice | None needed for core commutes | Five counties we cover 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. ## 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. ## What we do, from shortlist to month 10 Eight stages. You tell us the move date and the commute; we handle the calls, the math and the paperwork checks. 1. 1 ### Shortlist We make the calls. We confirm the unit, the special, a written fee sheet and the electric provider. Same day during hours. 2. 2 ### Compare Year-two, 24-month and toll math, plus our top two and the tradeoff. 3. 3 ### Tours Up to four buildings in one routed afternoon, or a live video walk of the actual unit. 4. 4 ### Apply We pre-check income (base or effective rent) and documents before you pay any fee. 5. 5 ### Sign We read the concession and fee addenda and flag the minimum term and the §92.0135 flood notice. 6. 6 ### Move in Enroll an Oncor or TNMP plan, or start CoServ or GP&L. A utility letter of credit waives those deposits. TollTag first. 7. 7 ### Days 7 and 30 A written punch list, and a ledger check to make sure your special shows up. 8. 8 ### Month 10 A Renewal Check with current comps, so your renewal offer has context. We help you pick an electric plan at Oncor and TNMP addresses (Power to Choose lists retail plans), or start CoServ or GP&L service. We'll help you set it up before move-in. Free. Your rent is the same either way. ## How we check our numbers 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. How we do the math Net effective, true monthly, year two and tolls, with a worked example. [/how-we-do-the-math/ →](/how-we-do-the-math/) How to read our prices What every value on a card means and where it comes from. [/how-to-read-our-prices/ →](/how-to-read-our-prices/) Corrections log Every fix, dated, within one business day. [/corrections/ →](/corrections/) We're a Texas Real Estate Commission (TREC) licensed brokerage: Spirit Real Estate Group, LLC, TREC #562021. Read the Information About Brokerage Services (IABS) [https://www.trec.texas.gov/forms/information-about-brokerage-services →](https://www.trec.texas.gov/forms/information-about-brokerage-services) notice. ![Laptop showing a dated apartment price spreadsheet on an oak desk](/images/misc/laptop-showing-an-apartment-price-spreadsheet-with.webp) ## Guides before you sign anywhere 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. 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/) ExplainerThe 3x Rent Income Rule: Base Rent or Effective Rent?Most new buildings want about 3x the rent, but some use base rent and some use effective rent. Pre-check approval before paying a fee.Read the guide [/guides/apartment-income-requirement-3x-rent/ →](/guides/apartment-income-requirement-3x-rent/) ExplainerDallas PFC and Income-Restricted New Apartments: Who QualifiesHow Dallas PFC, LIHTC and Essential Worker units work, the 2026 TDHCA income limits, and how to check if you qualify at a new building.Read the guide [/guides/dallas-pfc-income-restricted-apartments/ →](/guides/dallas-pfc-income-restricted-apartments/) ExplainerElectric at a New Dallas-Area Apartment: Oncor, TNMP, CoServ, or GP&L94 of 120 new buildings let you pick a plan. See Oncor, TNMP, CoServ and GP&L at your address, deposits, and how to set it up.Read the guide [/guides/electric-provider-new-dallas-apartment/ →](/guides/electric-provider-new-dallas-apartment/) ExplainerHow to Spot a Fake Apartment Listing in DFWScam listings copy new-building photos and prices. Learn the warning signs, how to verify with the leasing office, and what to do if you paid.Read the guide [/guides/fake-apartment-listings-dfw/ →](/guides/fake-apartment-listings-dfw/) ExplainerLease Red Flags at a New Dallas ApartmentThe clauses to read before signing at a new Dallas building: concession repayment, RUBS water, renewal terms, early exit and the flood notice.Read the guide [/guides/lease-red-flags-new-apartment/ →](/guides/lease-red-flags-new-apartment/) ExplainerPets in New DFW Apartments: Pet Rent, Fees, and Breed RulesHow pet rent, pet fees, deposits and breed or weight limits change the all-in price at new Dallas-area buildings, including BTR yards.Read the guide [/guides/pets-new-dfw-apartments/ →](/guides/pets-new-dfw-apartments/) ExplainerRenting a New Apartment With Roommates in TexasHow roommate applications, income tests and joint liability work at new Dallas buildings, plus how to split fees and electric.Read the guide [/guides/renting-new-apartment-with-roommates-texas/ →](/guides/renting-new-apartment-with-roommates-texas/) All guides [/guides/ →](/guides/) ## Questions renters ask first ### 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. ### 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. ### Can you guarantee a price or approval? No. The community sets both, and we confirm them before you sign. ## Text your move date. We'll decode the buildings. 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.