Recently Moved to Dallas — Are Fix & Flips Still Working in DFW?

Question

Hi everyone, Moses here — I’ve recently relocated to Dallas from London and I’m starting to actively learn the local real estate investing landscape here.

I’m particularly interested in understanding the Dallas market for fix-and-flip opportunities — what’s currently working, what margins investors are realistically seeing, and which areas people are finding the best opportunities right now.

I’m also keen to connect with local investors, wholesalers, contractors, or anyone actively involved in flips who’d be open to sharing insights or potentially exploring partnerships down the line.

A few questions for those active in Dallas:

• Are flips still penciling in today’s market?
• Which submarkets are worth watching (and which should be avoided)?
• What does a realistic deal look like here right now?
• What’s the biggest challenge local investors are facing?

Are flips still penciling in today’s market?

Which submarkets are worth watching (and which should be avoided)?

What does a realistic deal look like here right now?

What’s the biggest challenge local investors are facing?

I’m here to learn, build relationships, and get active in the market the right way.

Would love to hear from anyone actively investing in DFW.

Denver McClure · Answer

Hey @Moses Isichei, fellow DFW real estate investor here! Our team is still seeing strong requests for fix/flip loans in this area due to the constant flow of individuals and families moving here for better opportunities. I'd watch the Bishop Arts, Oak Cliff, and Plano areas if you want to score a small multifamily that needs fresh renovations. Feel free to connect sometime, I'd be happy to chat.

Moses Isichei · Answer

@Denver McClure, sounds good!

Bruce Lynn · Answer

Fix and Flip is tough but not impossible.  It depends on a lot of factors.  Are you using your own money, or do you need to borrow hard money at 12-14% for six months.  How experienced are you and how fast can you do it.  Speed is vital as DOM is probably longer now.   Can you get the rehab done in 30 days? 60 days, or will it take you 120-180days?  Will you bust your six month loan term and need another six months with a second origination fee and maybe higher interest rate?   Are you hiring work done with a GC, are you the GC, or are you doing it all yourself?

See all those issues make a difference and maybe the difference between profit and loss?  I see it all.

What I see are super think profit margins, and probably if you miss ONE issue, perhaps the difference between profit and loss....like roof or sewer lines are common issues and probably 3rd most common is timing.

Diego Alvarado · Answer

Hi @Moses Isichei

Welcome to Dallas!!!

Fix and flip works in Dallas area, but you have to focus on your budget and location. Going all over Dallas does not work because travel time is a killer.

Dallas has a very complex deal flow, due to the amount of first time flippers, prices with Wholesalers don't pencil most of the time so if you are looking for a consistent deal flow you should take a different approach.

Happy to connect and talk more.

Robert Ellis · Answer

If I were looking at DFW today, I wouldn't approach it as a broad "Dallas flip" strategy. I'd focus on very specific neighborhoods and deal structures because the easy-margin flips that worked a few years ago have largely disappeared. Flips can still work, but the buy price matters far more than the exit price right now.

The reason I say that is inventory has improved, buyers are more selective, and holding costs can erode profits quickly if your timeline slips. What matters most is finding enough spread between acquisition cost, renovation budget, and resale value to absorb surprises. The mistake I see investors make is underwriting based on best-case ARVs instead of recent closed sales and realistic days-on-market. Before choosing a submarket, I'd spend time studying actual flip transactions from the last 90 days and see where investors are still consistently making money.

Are you primarily looking to build an active flipping business, or are you evaluating flips as a way to generate capital for a longer-term rental portfolio?

Recently Moved to Dallas — Are Fix & Flips Still Working in DFW?

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