Investors
23 articles on Investors from Mali Gariani: market data, neighborhood detail, and what it actually means for your move.
The Ag Valuation on North Texas Land: What It Saves and What Breaks It
It is a valuation, not an exemption, and losing it triggers a rollback assessment. What qualifies, what the history requirement means, and who pays when it ends.
The Silver Line and North Texas Home Values
A rail line now connects Plano, Richardson, Addison, Carrollton and the airport. What the evidence says about rail proximity and price, in both directions.
Buying Land and Acreage in North Texas: What Changes
Septic, well, road frontage, floodplain and utility access. Land is not a smaller version of a house purchase, and the financing is not either.
Can You Build an ADU in North Texas? (2026)
Accessory dwelling rules vary by city and most North Texas suburbs are restrictive. Where they are allowed, what deed restrictions do, and whether the math works.
Build-to-Rent in North Texas: What It Means for Small Investors
Institutional capital now builds whole neighborhoods to rent. Where those communities are, what they do to local rents, and how to compete with one.
How to Analyze a North Texas Rental in Fifteen Minutes
A repeatable screen that kills bad deals fast: rent evidence, the tax line people get wrong, insurance, and the two reserves nobody budgets.
The 1031 Exchange in Texas: 45 Days, 180 Days, No Extensions
Two deadlines with no mercy in them, a qualified intermediary you must hire before closing, and the identification rules that decide the whole thing.
Texas Landlord Basics: The Rules That Actually Bite
Security deposits, repair requests, notice to vacate, and the statutory deadlines where a small mistake turns into a damages claim.
What Property Management Actually Costs in DFW
The monthly percentage is the smallest part of it. Leasing fees, renewal fees, maintenance markups and the vacancy math that decides whether it pays.
Cash Flow vs Appreciation in DFW: Pick One Honestly
Almost nothing in this metro does both well at once. What each strategy needs from you, and how to tell which one your balance sheet can actually survive.
House Hacking in North Texas: The Cheapest Way Into a Rental
Owner-occupied financing on a small multifamily, or renting rooms in a single-family. What lenders count as income, and where the numbers still work here.
Short-Term Rental Rules in North Texas: What to Verify Before You Buy
Some cities license them, some restrict them to specific zones, and some are still litigating. What to check before you underwrite anything on nightly rates.
Where to Buy a Rental in North Texas (2026)
Yield and appreciation pull in opposite directions across this metro. A framework for deciding which one you are buying, and the cities that serve each.
The 1% Rule in DFW: What Actually Exists in 2026
No North Texas city we track clears 1% rent-to-value. Dallas tops out at 0.74% and Frisco sits at 0.47%. Here’s the full table, and what to screen on instead.
BRRRR in North Texas in 2026: Does the Math Still Work?
Buy, rehab, rent, refinance, repeat - on a real Garland deal at a 7.5% cash-out rate. The capital recycles. The cash flow doesn’t. Here’s the number that decides it.
Denton, TX Real Estate: The Cheapest Market and Why (2026)
Denton has the lowest median price and income on this blog - and 62,453 university students explain both. It’s also the strongest rental market in North Texas.
Garland, TX Real Estate: The Affordable DFW Suburb (2026)
Garland, TX offers some of the best values in DFW - close to Dallas, with DART rail, lakefront options, and prices 30-40% below Plano for similar homes.
Investing in North Texas: Best Cities for ROI (2026)
Where should investors put money in DFW? A city-by-city breakdown of rental yields, appreciation, and strategy for Plano, Garland, Rowlett, and beyond.
Capital Gains When You Sell a Texas House: The $250,000 Rule
No state income tax does not mean no tax. The federal exclusion, what counts toward your basis, and the two-of-five-year test that trips up relocations.
Selling a House With Tenants in It (Texas)
The lease survives the sale. What that means for showings, for the buyer pool, and for the security deposit that legally has to move with the property.
Addison, TX Real Estate: The Metro’s Densest Four Square Miles
Seventeen thousand residents, a daytime population above 120,000, 82 percent renter-occupied, and for-sale stock that is mostly townhomes and mid-rise. Who it fits.
Farmersville, TX Real Estate: The Far Edge of the Metro (2026)
A genuine small town with a brick-street square on the National Register, a small manufacturing base and one large new community. Also the longest drive.
Universal Kids Resort and PGA Frisco: What They Mean for Home Values
Two very large projects landed inside one city. What the evidence says about how much of that shows up in a house price, and where it shows up first.