Multifamily marketing agency in Dallas-Fort Worth
DFW is 38 apartment markets, not one. We plan each lease-up against the buildings opening beside it, then market it to win before the concessions start.
- 10,800+units absorbed in Q2 2026, the strongest quarter since 2021
- 30,246units under construction, down 21.3% in a year
- $1,470average effective rent, still 2.8% below a year earlier
Photo: Uptown Dallas from Reunion Tower, 2 October 2026, by IcedCowboyCoffee, Wikimedia Commons, public domain (CC0). Figures: Cushman & Wakefield, Q2 2026.
How hard is a lease-up in your submarket?
All 38 Dallas-Fort Worth submarkets. Pick yours to see its pipeline, vacancy and rents, and how long the apartments under construction would take to lease at this year's pace.
HardHeavy pressure: at this year's pace, the 4,525 units under construction take 2.5 years to lease. Expect concessions nearby; the difference has to be visible before the first render.
Source: Cushman & Wakefield, Dallas/Fort Worth multifamily MarketBeat, Q2 2026. Months to lease the pipeline is our arithmetic: units under construction divided by the average monthly net absorption in the first half of 2026. A comparison, not a forecast.
The largest communities opening next
If yours delivers in the same window, these are the buildings renters will tour on the same Saturday.
Fields West
Frisco and Little Elm, delivery Q4 2027North End Park Redevelopment
Uptown and Park Cities, delivery Q3 2028Lakeside Crossing
Lewisville and Flower Mound, delivery Q1 2027Landmark at Denton
Denton, delivery Q4 2027Source: Cushman & Wakefield construction pipeline highlights, Q2 2026.
Your renter's other option: buying
The Dallas Fed notes that high home prices and mortgage rates keep would-be buyers renting. Here is that gap in Frisco and Little Elm, using its average rent.
Change the submarket above and the rent updates.
Buying costs about $990 more a month before taxes and insurance. That gap is a reason to rent; say it, along with flexibility and no maintenance.
Excludes Texas property taxes, insurance and HOA dues, which widen the gap. Sources: Cushman & Wakefield; Freddie Mac PMMS; Federal Reserve Bank of Dallas, March 2026.
Concessions in Dallas, in three numbers
of free rent is common across Texas, and as much as 10 to 12 weeks in some submarkets.
Dallas ranks behind only Austin among major Texas metros for rent concessions.
DFW stabilized vacancy in Q2 2026, down 30 basis points from the prior quarter.
Sources: Federal Reserve Bank of Dallas, 23 March 2026; Cushman & Wakefield, Q2 2026.
What a Dallas lease-up gets
A plan for your submarket
Pace, pricing and story set against the buildings leasing in the same months, from the table above.
Leasing website
Unit-level availability and pricing, floor plans, pet and parking policies, tours booked in two taps.
Film of the commute, not just the pool
Units, amenities and the drive to the job centers renters are moving for, shot by our own crew.
Fair-housing-safe campaigns
Meta's housing Special Ad Category and Google's housing policies in every ad, with no audience exclusions.
Concessions priced per signed lease
Value offers tested against weeks free, so concessions close leases instead of headlining them.
Relocation and employer outreach
Packages for employers moving teams into DFW and the relocation firms that place them.
How a Dallas lease-up runs
- 01
Read the submarket
Pipeline, absorption, vacancy and rents for your submarket, and the buildings opening beside you.
- 02
Set the pace
Leases per week to stabilization, and the tours and leads behind them.
- 03
Open early
Leasing website, film and listings live four to six months before first move-ins.
- 04
Stabilize
Weekly reporting against pace, with concessions used to close, not to advertise.
Lease-up results, dated, from our other markets
- +880.7%active users year over year, to 152K, for a Chicago pre-lease brand
- 104leads on about $1,000 of media in 28 days for a 44-unit Miami project
- $24per warm lead after the leasing team's screening, same project
Two communities ten minutes apart in Collin County can need opposite strategies. One sells the location; the other has to sell everything but the location. The submarket decides which.Kirill Samarits, Founder and CEO, TERAMOK
We do not have a Dallas office or a published Dallas client yet. Dallas results will be added as they clear for publication.
What a Dallas lease-up costs
- Lease-up program$9,000 to launch, then $6,000 a month
- Leasing websiteFrom $25,000
- Community filmFrom $15,000
- Full lease-up program$8,000 to $25,000 a month
Media is paid directly to the platforms at no markup; we suggest at least $7,000 a month. Travel for Dallas shoots is scoped before contract.
Questions Dallas owners and operators ask
How do you lease up a new apartment community in Dallas in 2026?
Start from the submarket and the pace. The submarket tells you whether you are selling location or selling against it; the pace, remaining units divided by the weeks to stabilization, tells you how many leases, tours and leads you need each week. Then build the leasing website, film and listings four to six months before first move-ins, keep every ad inside fair housing rules, and report weekly against the pace.
Which DFW submarkets are hardest to lease up in right now?
It depends on what you measure. In Cushman & Wakefield's Q2 2026 table, stabilized vacancy is highest in East Fort Worth at 16.1%, Richardson at 15.5% and Mesquite at 15.1%. Pipeline pressure is a different list: at the first-half 2026 pace, the units under construction would take about two and a half years to lease in Frisco and Little Elm and about 15 months in Lewisville and Flower Mound, against about 9 months in Denton, which led the metro in absorption with 1,671 units.
Which Dallas submarkets are strongest for apartments?
In Cushman & Wakefield's Q2 2026 report, Grapevine had the lowest vacancy at 5.5%, followed by Uptown and Park Cities at 6.5%, where effective rent was $2,682 and up 1.4% year over year, and North Fort Worth at 7.1%. Denton led absorption with 1,671 units. Frisco and Little Elm had the most under construction at 4,525 units, while rents fell 5.0% there and 7.2% in Prosper and Celina.
How big are Dallas rent concessions?
The Dallas Fed's March 2026 report ranks Dallas second only to Austin for rent concessions among major Texas metros, with concessions across the state running from six to eight weeks free to as much as 10 to 12 weeks in some submarkets. We plan media to shorten how long a community needs them.
Is new apartment supply in Dallas slowing?
Yes. Units under construction fell 21.3% year over year to 30,246 in the second quarter of 2026, and deliveries of just over 6,600 units were well below the roughly 9,000 a quarter delivered in 2023 and 2024, per Cushman & Wakefield. The remaining pipeline is concentrated in the northern submarkets, led by Frisco and Little Elm, Denton and Anna and Melissa.
When should a DFW lease-up campaign start?
Four to six months before first move-ins: brand, website and interest list, then paid media as the leasing office opens. Pre-leasing works while renderings, labeled as visualizations, are all anyone can see.
Do you market build-to-rent communities in the northern suburbs?
Yes. Renters in Anna, Melissa or Celina are often weighing a rental against buying a new home nearby, so we write for that choice: monthly cost, yard, schools and flexibility. The rent-or-buy panel on this page shows the monthly gap for each submarket.
What does lease-up marketing cost with TERAMOK?
Our lease-up program is $9,000 to launch and $6,000 a month after, with media paid directly to the platforms, ideally $7,000 or more a month. Larger programs run $8,000 to $25,000 a month, a leasing website starts at $25,000 and film at $15,000, all published, with no markup on media.
Do you have Dallas multifamily clients?
TERAMOK is headquartered in Chicago and serves Dallas-Fort Worth nationally, with our own crew flying in for production. We do not have a Dallas office or a published Dallas client yet, and we will not imply otherwise. The lease-up results here come from Chicago and Miami.
Opening a DFW community in the next year?
Send the submarket, unit count and first move-in date. We come back with the pace, the plan and a price from the published rate sheet.