Use our fix-and-flip calculator with Dallas-Fort Worth market data to estimate ARV, MAO (70% rule), profit, ROI, and cash needed for flips in Plano, Frisco, Arlington, and Fort Worth.
Dallas-Fort Worth Fix-and-Flip Market Overview
Dallas-Fort Worth remains one of the top U.S. markets for fix-and-flip investors in 2025. Strong job growth, corporate relocations, and steady population inflows drive housing demand. Median home prices range from $280,000 in Fort Worth to $550,000+ in Plano and Frisco. Rehab budgets typically run $35,000-$70,000 for cosmetic updates and $90,000+ for major renovations.
Key DFW submarkets for flipping:
- Dallas Proper: Urban core, median ARV ~$400,000, strong demand from young professionals and families.
- Plano/Frisco: Premium suburbs, median ARV ~$550,000, higher rehab standards, excellent schools.
- Arlington: Mid-market, median ARV ~$350,000, proximity to entertainment and sports venues.
- Fort Worth: Value plays, median ARV ~$320,000, lower acquisition costs, strong ROI potential.
How to Use the Calculator for Dallas Flips
- Enter Purchase Price: Dallas deals range from $200,000 (Fort Worth fixer) to $450,000+ (Plano/Frisco). Use recent sold comps.
- Estimate Rehab Cost: Budget $35-55k for cosmetic updates, $70-110k for structural work. Add 10-15% contingency.
- Set ARV: Pull 3+ sold comps within 0.5 miles and 6 months. Adjust for lot size, garage, and finishes.
- Configure Financing: DFW hard money lenders charge 9-12% APR, 1.5-2.5 points, 20-25% down. Set holding to 5-7 months.
- Add Holding Costs: Property tax ~$300-500/mo (Texas has high property tax), insurance ~$120-180/mo, utilities ~$100/mo.
- Calculate Selling Costs: Agent commission 5-6%, seller closing ~2%, buy-side closing ~1.5%.
Dallas Flip Example: Arlington Mid-Market Home
| Input | Value |
|---|---|
| Purchase Price | $220,000 |
| Rehab Budget | $50,000 |
| ARV (Sold Comps) | $370,000 |
| Down Payment | 20% |
| APR / Points | 11% / 2% |
| Holding Period | 6 months |
| Monthly Holding | $520 |
| Projected Profit | $49,280 |
| ROI on Cash | 50.2% |
| MAO (Adjusted) | $174,900 |
Interpretation: At a $220,000 purchase price and $50,000 rehab, you'd net $49,280 profit in 6 months,a 50.2% ROI. Arlington offers strong margins with lower entry costs than Plano/Frisco.
Dallas-Specific Tips
- High Property Taxes: Texas has no state income tax but high property tax (2-3% of home value annually). Budget $300-500/mo for holding.
- Target Growth Suburbs: McKinney, Allen, and Lewisville offer strong appreciation and buyer demand.
- Corporate Relocation Demand: DFW attracts Fortune 500 relocations. Target homes near corporate corridors (Plano, Richardson, Irving).
- Season Awareness: Peak selling season is March-June. Avoid listing in July-August (extreme heat) or December (holidays).
- Hard Money Landscape: DFW has competitive hard money lending. Shop for 9-11% APR and 1.5-2 points.
Related Tools & Sources
- Fix and Flip Calculator – compute ARV, MAO, profit, ROI instantly.
- How to Use Fix and Flip Calculator – step-by-step guide.
- Mortgage Calculator – model end-buyer or rental property financing.
- Long-Term Rental ROI – compare buy-and-hold vs flip strategies.
- Best Free Mortgage Calculators 2025 – compare top tools.
- BiggerPockets Forums – real estate investor community and Dallas market insights.
- CFPB Homeownership Resources – federal guidance on real estate investing.
FAQ
How do high property taxes affect Dallas flips?
Texas has high property taxes (2-3% annually). Budget $300-500/month for holding costs to ensure realistic MAO and profit projections.
What are the best Dallas suburbs for flipping?
McKinney, Allen, Lewisville, and Frisco offer strong appreciation and buyer demand. Target homes near corporate corridors for quick sales.
Run Your Dallas Flip
Use the Fix and Flip Calculator with Dallas market data before making an offer.
Methodology & Disclaimers
This calculator is an educational tool only; it is not investment advice. Dallas market data is illustrative; actual prices, rehab costs, and holding periods vary by neighborhood and market timing. Always validate ARV with local comps, obtain contractor bids, and consult licensed professionals before purchasing investment property.