Everything you need to buy, sell, and invest in North Texas
Step-by-step playbooks and city-by-city neighborhood guides, curated by Mali Gariani, so you make your next move with a clear plan and local expertise on your side.
Start with a playbook
Whichever move you're making, there's a full guide for it.
For buyers
Buyer & Relocation Guide
The full step-by-step: pre-approval, neighborhood comparisons, private tours, the option period, and closing.
For sellers
Seller Playbook
Price sharply, prep and stage, market everywhere buyers look, and negotiate offers that protect your net.
For investors
Investor Strategy Guide
Underwrite the numbers first: rental yields, emerging submarkets, 1031 exchanges, and off-market sourcing.
For buyers
Property Taxes, MUDs, PIDs & HOAs
What is actually on a North Texas tax bill: the stack of taxing units, the homestead exemption each one does or does not adopt, and the MUD and PID charges that appear in no rate table.
City & neighborhood guides
Schools, neighborhoods, lifestyle, and local insight for 30 North Texas cities.
Plano
A big, established suburb with corporate headquarters and real DART rail.
Frisco
Sports, master-planned neighborhoods, and the highest household incomes in the area.
McKinney
A real historic downtown square, wrapped in big master-planned communities.
Dallas
A 1.3-million-person city where the citywide numbers tell you almost nothing. In Dallas, you buy a neighborhood, not a city.
Carrollton
A 133,000-person city spread across three counties and three school districts, with the best rail access in North Texas.
Addison
A 4.4-square-mile town that is 82% renter-occupied: the DFW address for people who want to walk to dinner, not mow a lawn.
Allen
A built-out Collin County suburb on US-75 with one large, well-resourced school district.
Richardson
The best-connected suburb on US-75, with five DART rail stations, including a one-seat ride to DFW.
Garland
The value play on the DART Blue Line, and the one district in North Texas with no attendance zones.
Prosper
Large homes, large lots, and one of the strongest household incomes in North Texas.
Celina
The fastest-growing city in the country, where a Celina address does not mean Celina ISD.
Rowlett
Lake Ray Hubbard shoreline and a DART Blue Line terminus: a rare combination in DFW.
Lavon
A new-build bedroom community on Lake Lavon, with an honest 34-minute commute.
Princeton
The fastest-growing city in the United States, and a town that had to hit the brakes.
Farmersville
A real town square, an actual local employment base, and the far northeastern edge of the metro.
Anna
One of the fastest-growing cities in America: new construction on the US-75 corridor north of McKinney.
Fairview
A town that zoned itself large-lot on purpose, and a school district line that runs straight through it.
Little Elm
The North Texas suburb that is actually on the water, and split three ways by school district.
Lucas
Acre-plus lots, six school districts, and a rural buffer inside Collin County.
Melissa
The 4th fastest-growing city in America: one school district, US-75 frontage, and a tax base of its own.
Murphy
An established, built-out suburb split between Plano ISD and Wylie ISD.
Sachse
One city, two counties, and it is the county line - not the city limits - that decides your school district.
Wylie
A historic downtown, five school districts, and no freeway in the city.
Rockwall
A lake city with a real downtown square, one interstate, and a bridge you will think about daily.
The Colony
The cheapest way to live next to Frisco, on the same tollway, with the lake on the other side.
Coppell
Fourteen square miles, no land left, and the only market around here going up.
Flower Mound
One of the most affluent towns in this guide set, the fastest market in it, and five school districts.
Lewisville
The one city out here a median DFW income can actually buy in.
Denton
A university town first and a suburb second - and its numbers only make sense once you know that.
Heath
The wealthiest town out here, and the one whose buyers are least stretched.