Hello all!

Wanted to see what areas on the outskirts of Dallas, TX (20-60 miles from downtown) are worth taking drives around or searching online for deals. Still learning and working on my plan to pursue/purchase my first multifamily (duplex maybe) rental property within 6 months - 1 year, and wanted to gain some insight from local investors with more experience and knowledge of the Dallas/DFW market!

Hey Antonio!

Are you looking for property in areas such as Greenville, Sherman, Denison, Gainesville, Justin etc? Or places closer like Rockwall, Garland, Denton, etc? I have had success within the DFW, but am wanting to entertain the idea of branching out further to the cities that I first mentioned.

Hi @Antonio Barnes . Plano, McKinney, Frisco, etc. There are tons of cities near Dallas with great investment opportunities. Best of luck. 

I'd look at a couple of places...Gainesville due to proximity to the casinos where there is very little housing...and maybe Commerce where there is growing university.    Very little multi available in places like Frisco and it typically has low cap rates due to low rents vs purchase price.

@Richard Helppie-Schmieder Hey Richard! I'm not from Dallas, but been here about 2 years after graduating from college. I would like to go around looking in places closer but would be open for farther locations to invest in. Would love to connect with you to share ideas and have a more experienced investor in the area to reach out to!

Hey @Marlon Fong ! Aren't those areas really expensive? I've seen places like Plano, Mckinney, Frisco, etc. have higher prices in general just because of how new and updated they are.

@Bruce Lynn Thanks for the information! I saw that @Richard Helppie-Schmieder mentioned Gainesville as well so I will be sure to check that area out along with the other locations you all suggested.

There is definitely lots of inexpensive property for sale in Gainesville. And I would guess in 5-10 years the demand there will be exponentially higher as the I35 corridor north of 380 continues to grow. But, my concern there has been crime rate and terrible schools. Not really highly desirable...yet. However, there are an abundance of older homes with lots of character just waiting for restoration. Unfortunately, many are still in bad neighborhoods.

Would love to hear if anyone on here is currently active up there and how it's going? I've been keeping my eye on the area.

The metroplex is creeping north at a faster rate it seems than south. I don't know the Dallas side as well, but on the North Fort Worth side, the 35W corridor from Fort Worth to Denton is quickly getting filled in.

Originally posted by @Brendan Mull :

There is definitely lots of inexpensive property for sale in Gainesville. And I would guess in 5-10 years the demand there will be exponentially higher as the I35 corridor north of 380 continues to grow. But, my concern there has been crime rate and terrible schools. Not really highly desirable...yet. However, there are an abundance of older homes with lots of character just waiting for restoration. Unfortunately, many are still in bad neighborhoods.

Would love to hear if anyone on here is currently active up there and how it's going? I've been keeping my eye on the area.

Brendan,   I am right there with you, keeping an eye on it.   The valley view to sanger area went from 0-60 in nothing flat as far as prices go and i hope to see G-ville do the same but have held off for the same reasons.   It needs some clean up, maybe a little industry to really change the area.

There are some interesting little pockets of places worth a look too.   Lake Dallas has some older homes and a ton of crappy businesses but the city is trying to clean it up and focus on something other than liquor stores.   Denton has lots of choices, older homes, some run down areas waiting to be restored, student housing options etc.   I'm trying to watch for some of the commercial locations with Denton too, as there are a few businesses already closed doors and more expected.

@James Walk A massive apartment complex (probably student housing) just went up in Denton on Fort Worth Drive. There are two older commerical properties that just went up for sale in that same area in the last week or two. They are both shop space. Don't know how happy the city will be to allow those to stay as they are however. They have been "encouraging" fixing up all the older areas of the city for at least the past 5 years. Lots of changes happening here quickly.

Looks like there are still deals to be had here and there, especially in Sanger like you said. I'm keeping an eye on Justin, Ponder and Krum as well.

@Brendan Mull Thanks for the insight. I'll have to go take a drive around the area to scope it out, maybe go for a walk and talk to neighbors to see how the area is on a day to day basis. Sounds like an ideal area where the city can start cleaning up and adding newer things like businesses and homes. I've seen places like that near downtown where the area looks sketchy but those modern type homes and townhomes are starting to be built here and there. Seems like a build up is coming.

@James Walk and @Brendan Mull Have either of you looked into investing in Denton? Know with it being a college town somewhat for UNT and other schools near by, it could make for a good place for yearly tenants if a good property (single family with multiple rooms or a duplex-triplex) can be found.

@Antonio Barnes    Yes, I live local to the Denton area.  Plenty of housing available and lots used for student housing.  Denton is growing fast and prices are rising accordingly so either get in fast or hope prices decline with covid difficulties.  I'm watching some things in market and hoping to make some big pick ups next year.

@Antonio Barnes very good idea. And good point about the gentrification of the downtown areas. We've certainly seen that with the Deep Ellum area and it appears Oak Cliff is going through that right now. I do believe you're right about Valley View and Gainesville. They will probably follow suit in the next few years. If you can weather the next 3-5 years you probably will be rewarded. At least that's why I'm paying attention to it and have considered it.

Denton is a great place to invest. There are two major universities, NCTC community college, and a flight training school. Also home to Peterbuilt, Wal-Mart Distribution Center (just north in Sanger), and I believe there is a National Guard station there too. Also pretty much everything along Hwy 380 from Denton to McKinney is growing extremely fast. If you can find a deal in Denton you'll probably be rewarded. I know I wouldn't hesitate if I find something in our price range there. I also happen to work in Denton and live in a small town near by. So, that's convenient.

@James Walk Thanks for the local insight for Denton. I was thinking that since it's like a college town, so good to know. Will make sure to drive up that way and check out the areas.

@Brenna McKenzie I believe what you're doing is a good idea, to watch and see how things shape up over the years and find a good time frame to jump in. Definitely wouldn't want to jump in too early. Where's Valley View? Never heard of this.

Sounds like Denton will be a golden reward place in a few years for investors. It makes perfect sense to me just from looking at how other areas have been built up and the trend moving up north.

Hi, I recently just graduated from Texas Womans Univeristy here in Denton, Tx. Ive been watching the area grow like crazy, the amount of people coming to attend TWU because of the nursing program is insane! I am looking to buy here in Denton as well!! THey are adding in a bigger buildings to TWU so its only going to continue to grow around here.