# Lease Up Apartments Dallas | New Dallas Apartment Team > New Dallas apartments now leasing in their first 24 months, with lease-up stage, build status, net effective and year two from the live feed. URL: https://newapartmentsdallas.com/lease-up-apartments/ Updated Oct 25, 2026, 8:14 AM CT · Prices pulled every morning Now leasing · first 24 months # Lease-Up Apartments in Dallas: Now Leasing Last updated: October 26, 2026 New Dallas buildings filling their first units, filtered by stage, with build status, net effective and year two from the morning feed. 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 ![New Dallas apartment building in lease-up at golden hour](/images/misc/brand-new-dallas-apartment-building-in-lease-up-wi.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 ## Now leasing in their first 24 months Buildings filling their first units, with lease-up stage and build status. The live list refreshes from the morning feed. Feed pull: Oct 25, 2026, 8:14 AM CT Filter: lease-up stage | Building | Base rent | Special (term, ends) | Net effective | Required fees | True monthly | Year two | Electric | | --- | --- | --- | --- | --- | --- | --- | --- | | IllustrationThe Flynn at Live OakEast Dallas · studio | $1,374.00 | 8 weeks free, 12 months | $1,162.62 | +$122.56 | $1,285.18 | $1,496.56 (+16.4%) | Oncor, you pick a plan | **Illustration, values as of Oct 25, 2026; live page uses the feed.** Fees from the Greystar calculator. Year two shown at 0% change from base. Live rows load from the morning feed. When a value is stale we hide it instead of guessing. Tell us if a price is gone and we'll recheck the same day. Get my shortlist [/contact/ →](/contact/) How to read these prices → [/how-to-read-our-prices/ →](/how-to-read-our-prices/) ## Where it usually goes wrong 1 ### Phases still delivering A building can lease one phase while the next is under construction. Noise, access and unopened amenities come with the deal. 2 ### First-year defects New units have punch-list items: HVAC balancing, doors, finishes. Miss the 48-hour move-in form and they're harder to fix. 3 ### Deep special, big renewal The deepest specials sit in lease-up. So do the biggest year-two jumps when the special ends and renewal starts from base. **So we confirm phase status in writing, send a punch list at days 7 and 30, and show year two beside every lease-up special.** Have you ever walked past a brand new apartment building and wondered if those move-in specials are actually a good deal? Whether you own a home undergoing major renovations or run a business needing temporary corporate housing, finding the right spot matters. We have helped countless renters find their perfect fit in these brand-new spaces. This quick guide breaks down exactly how to evaluate a fresh property, compare lease-up apartments, and negotiate the best lease terms. Our team will show you everything you need to know about reading the current rental market. So, grab a cup of coffee, and let’s go through it together. ## What is a lease-up apartment? A **lease-up** building is a new property filling its very first units. It starts when the first residents move in and ends at **stabilization**, when the building is mostly full and specials fade. On our board of new apartments in Dallas [/ →](/) , that means the first 24 months. You will be a **first-generation unit** resident. Nobody has lived in your apartment before. That is the appeal: - New finishes and appliances - Brand-new HVAC and plumbing systems - The elusive first-to-live-here feel It is also the catch. New buildings still have kinks, and some are still under construction. According to a September 2026 report by Yardi Matrix, over 1.2 million apartment units sat in the lease-up phase nationwide. That massive inventory gives you incredible bargaining power right now. ## Why do the deepest specials sit in lease-up? A new building has to fill hundreds of units fast. The **lease-up special** is the main tool managers use to hit occupancy goals. DFW delivered 12,108 units in the first half of 2026, more than any U.S. market according to **Yardi Matrix**. The **RealPage supply forecast** expects 20,000+ more from Q4 2026 to Q3 2027. More new units means more buildings competing for the same renters. Realtor.com reported in August 2026 that 43.5% of rental listings now offer some form of move-in concession. ### The Impact of Occupancy on Rent Deals The **percent leased** metric drives how hard a building pushes promotions. Early in the lease-up phase, with most units empty, specials hit their absolute deepest levels. As the building fills and reaches stabilization, those deals shrink and eventually disappear. According to RealPage data from July 2026, the average U.S. concession discount reached 11.1%. That percentage equals nearly six weeks of free rent on a standard 12-month lease. Our lease-up timing guide [/guides/when-lease-up-specials-peak/ →](/guides/when-lease-up-specials-peak/) walks through the pattern so you can time your move perfectly. > **The tradeoff** > > The deepest special usually comes with the least finished building and the biggest year-two jump. We put all three on one line so you can decide with the full picture. ## What are the stages of lease-up? Understanding the construction timeline helps you manage expectations. A typical building moves through three distinct phases before it reaches total stabilization. | Stage | What it looks like | What to weigh | | --- | --- | --- | | Phase I delivery | First building or floors open, more under construction | Deepest specials, most construction nearby | | Mid lease-up | Most phases open, amenities opening | Good specials, fewer surprises | | Near stabilization | Building mostly full | Smaller specials, settled building | Phase I delivery often takes three to six months to complete. During this early window, you will likely go on a “Hard Hat Tour” because your exact unit is not ready yet. You should always ask for detailed floor plans and confirm the natural light direction since you cannot step inside the actual space. The **Certificate of Occupancy** is what lets residents move into each phase. We confirm yours is issued before you sign, or we get the expected date and your options in writing. Getting this document verified protects your move-in timeline. ## What should you check before you sign? New buildings pass basic city inspections, but that does not mean every unit is perfect. Our tour and move-in checklist [/guides/new-apartment-tour-move-in-checklist/ →](/guides/new-apartment-tour-move-in-checklist/) covers the full list of things to look for. Here is the short version of what you need to verify: - **Sound.** The **2021 IBC** sets an **STC/IIC 50 sound rating** between units. Ask how the building meets it, and listen closely during your tour. - **Heat and exposure.** Dallas design heat runs to 101°F during the summer. **West-facing units** take the brutal afternoon sun directly. Check that the AC keeps up, and ask about **HVAC balancing** if one room feels hot. The **Dallas AC ordinance (85°F)** sets a mandatory floor for cooling in rentals. - **Smart Climate Control.** Look for units equipped with smart thermostats like Google Nest or Ecobee. The EPA ENERGY STAR program confirms these devices can save you roughly 8% on annual heating and cooling bills. - **The construction phase next door.** Ask what the crews are building and when the project finishes. You should also ask about **construction noise hours**. The Dallas city code typically restricts loud construction noise to the hours between 7 AM and 7 PM on weekdays. - **Amenities.** If the pool or gym isn’t open yet, get the guaranteed opening date in writing. ## When does lease-up fit you? A brand-new property works perfectly for certain renters and poorly for others. Lease-up fits well when: - **You want the deepest special** and can live with some construction noise nearby. - **You are moving now** and need a unit that is ready immediately, rather than waiting on a pre-lease date. - **You plan to stay two years** and you have checked the year-two rates. - **You expect the renewal jump.** Once specials burn off, expect a standard 5% to 8% market rent increase for your second year. It fits less well if you need every amenity open on day one. It is also a bad fit if you are highly sensitive to noise and you would end up right next to an active construction phase. We suggest touring an established property in the same neighborhood to compare the quiet environment against the new-build savings. This simple test helps you weigh the actual value of those move-in deals. ## What happens after move-in? New units always have a **punch list**: the minor defects and cosmetic issues that need fixing before you fully settle in. You will often spot these during your first week. Common punch list items include: - Doors or windows that stick - Missing caulk or unsealed bathroom grout - Whistling air vents - Loose cabinet hinges File the **move-in condition form** within about 48 hours to document these flaws. We send a written punch list to management at day 7 and day 30. The team also verifies that your move-in special actually shows up correctly on your rent ledger. **Warranty repairs** in the first year are entirely normal. Getting them in writing is what makes them happen quickly. The Texas Property Code Section 92.052 gives landlords a presumptive seven days to make a diligent effort to fix conditions that materially affect your health or safety. Putting your requests in writing starts that legal clock. ## Can you negotiate at a lease-up? Sometimes you can push for a better deal. Base rent rarely moves, but property managers often have flexibility on other costs. You can typically negotiate the following expenses: - Upfront pet deposits, which often run $300 to $500 - Monthly valet trash services, usually priced around $25 to $35 - Reserved parking fees or storage unit costs - Administrative move-in fees Our **Leverage Score** reads the room to ask for concessions by area on a 0 to 100 scale. Commission never touches this score, so you get an unbiased view of your bargaining power. See how we score leverage [/how-we-score/leverage/ →](/how-we-score/leverage/) and read the full negotiation guide [/guides/negotiate-rent-new-apartment-lease-up/ →](/guides/negotiate-rent-new-apartment-lease-up/) to build your strategy. We want you to secure the absolute best deal on your new apartment. Take these insights and start your search with confidence, and let us help you find the perfect lease-up apartment. ## Special Decoder 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/) ## How Lease-Ups works with us Recommendation first, then the tradeoff, then the proof. Here's the order we work in. 1. 1 ### Filter by stage Early lease-up, mid lease-up or near stabilization. Each stage trades special depth against build status. 2. 2 ### Confirm the phase We confirm which phase your unit is in, what's open and the completion date, in writing. 3. 3 ### Tour with the checklist Sound rating, heat exposure, phases and access. Bring our checklist or let us run it on video. 4. 4 ### Punch list at days 7 and 30 We send a written punch list and check your special on the ledger. Free. Your rent is the same either way. ## What we look at on the ground Dated tour notes and our own photos. Click any photo to enlarge. ## Get your lease-ups shortlist Text your move date, budget, and where you work. You'll get buildings decoded and tolls priced within hours. - Same day during hours - Free to you, and your rent is the same either way - Commission never touches our score or sort ### 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. ## Lease-Ups: questions renters ask ### What does lease-up mean? Lease-up is the period when a new building fills its first units. It runs from first move-ins until the building reaches stabilization, usually within its first 24 months. ### Are specials deeper during lease-up? Usually. New buildings use specials to fill units, and DFW's new supply keeps pressure on. DFW delivered 12,108 units in H1 2026, the most of any U.S. market (Yardi Matrix). ### Is it worth moving into a building still under construction? It can be. Specials are often deeper. Weigh them against noise, access and amenities that aren't open yet, and get any completion date in writing. ### What should I check on a lease-up tour? Sound between units (STC/IIC 50 under the 2021 IBC), AC performance and sun exposure, which phase you'd live in, and what's still under construction nearby. ### What is the move-in condition form? A form you file within about 48 hours of move-in listing any defects. It protects your deposit. We help you fill it out. ### Can I negotiate during lease-up? Sometimes, mostly on weeks free, fees or parking rather than base rent. Our Leverage Score shows the room to ask by area. ### What is the Leverage Score? Our 0 to 100 read on room to ask per area, plus a metro rank. Commission never touches it. ### What happens when the building stabilizes? Specials usually shrink and renewals price from base. That's why we show year two beside every lease-up special. ### 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. ### Can you guarantee a price or approval? No. The community sets both, and we confirm them before you sign. ## Related guides ExplainerLiving in a Building Still Under ConstructionWhat to expect at a new building that is still finishing phases: noise, access, unopened amenities, and what to get in writing.Read the guide [/guides/living-in-building-under-construction/ →](/guides/living-in-building-under-construction/) ExplainerWhen Lease-Up Specials Peak: Timing Across the First 24 MonthsHow specials change from pre-leasing to stabilization, why new supply deepens them, and how held and truncated specials work.Read the guide [/guides/when-lease-up-specials-peak/ →](/guides/when-lease-up-specials-peak/) Decision guideCan You Negotiate Rent at a New Apartment Lease-Up?Where renters have room to ask during lease-up: weeks free, fees and parking. See the Leverage Score by area and what to ask for.Read the guide [/guides/negotiate-rent-new-apartment-lease-up/ →](/guides/negotiate-rent-new-apartment-lease-up/) Decision guideHow to Pick the Right Unit in a New BuildingFloor, stack and sun exposure tradeoffs in a new building, plus elevator, trash and amenity proximity and how unit prices differ.Read the guide [/guides/how-to-pick-unit-new-building/ →](/guides/how-to-pick-unit-new-building/) Decision guideTour and Move-In Checklist for a Brand-New ApartmentA printable checklist for touring and moving into a new unit: sound ratings, heat, phases, the 48-hour form and day 7 and 30 punch lists.Read the guide [/guides/new-apartment-tour-move-in-checklist/ →](/guides/new-apartment-tour-move-in-checklist/) All guides [/guides/ →](/guides/) ## Related ways to search ![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/) ![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/) ## 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.