You do not need me to describe the kitchen. You need rent comps, real expense assumptions, and someone who will tell you when a deal does not work.
UNT has 42,000+ students and TWU has 13,000+. That is durable, non-discretionary rental demand in a market where the median sale price is $379,793 — the second-lowest of the twenty towns I work.
Rent comps, vacancy, capex reserve, property management, taxes at the reassessed value — not the seller's current exemption-protected number. That last one is where DFW pro formas break most often.
2.16 months of supply and 97.9% of asking on the lease side, versus six months of supply on resale. The buy side is soft and the rent side is not. That gap is the opportunity right now.
Cole Ranch and Hunter Ranch in Denton are roughly 15,000 planned homes with first sales expected 2027. Knowing where inventory is about to land matters as much as knowing where it is now.
I would rather lose a commission than put you in a property that bleeds $400 a month. There will be another deal. There is always another deal.
Tap any of these and your phone opens a message already written. Change it, delete it, send it as is — whatever. I answer texts faster than anything else, usually within a few minutes.
Or call (214) 687-7193 · book a time · email
No pressure, no drip campaign, no getting handed off. Tell me what you're trying to do and I'll tell you honestly whether now is the time.
BRANDON KIRK
3010 AURORA MIST DR LITTLE ELM, TX 75068