In this first part of a two-part interview on Texas Land Guys, hosts Tim and Tom Dosch sit down with Jon Pharris, co-founder of CapRock Partners, to share the story behind his industrial real estate firm. Founded during the 2009 financial crisis, CapRock grew from humble beginnings into a leading firm that has raised $2 billion in equity, manages $3 billion in assets, and employs 45 team members across offices in California, Arizona, and Texas.
Jon reflects on the challenges of starting a company in one of the toughest economic periods, balancing family responsibilities, and finding purpose through uncertainty. His story highlights the importance of resilience, grit, and faith in both business and life. Beyond financial success, Jon discusses how CapRock integrates generosity into its foundation through the CapRock Giving Foundation, which supports charities, nonprofits, and ministries worldwide.
The discussion also underscores how faith, family, and community are central to CapRock’s culture and long-term success. This conversation sets the stage for part two, offering valuable lessons on how character and purpose can guide business leaders through both adversity and achievement.
Key Takeaways
You have the strength to rise after any setback when your purpose is greater than profit.
Every challenge is a setup for resilience; let hardship refine, not define you.
Faith isn’t a fallback; it’s a foundation that sustains you when markets crash.
You can build a thriving company without losing your family, values, or soul.
Generosity doesn’t wait for abundance; it begins with belief in what’s possible.
Your greatest impact comes when your business serves something eternal.
Success and significance can coexist when you lead with humility and heart.
Building culture on character creates loyalty, excellence, and longevity.
You have the freedom to hold success with open hands and let God direct the journey.
The true measure of wealth is how many lives your work and giving transform.
You can lead boldly, give freely, and live purposefully, all at the same time.
Every decision guided by faith multiplies far beyond the balance sheet.
In This Episode:
[00:00] Introduction to the Texas Land Guys podcast
[00:30] Preview of the Jon Pharris interview
[01:27] Welcoming Jon Pharris to the podcast
[01:44] Jon’s background and the story behind CapRock Partners
[02:39] Starting CapRock Partners during the global financial crisis
[09:34] Moving to Texas and navigating family life
[17:23] Lessons from the GFC and the power of entrepreneurial resilience
[20:34] Defining personal and business values
[21:48] Building a culture of generosity and giving back
[24:31] How the Master’s Program shaped Jon’s leadership and vision
[27:58] Founding principles and the importance of generosity
[30:35] The Barnabas Group and creating community impact
[34:49] Final reflections on generosity, faith, and purpose in business
Resources and Links
Podcast
Jon Pharris
Tom Dosch
Tim Dosch
In this episode of Texas Land Guys, hosts Tim and Tom Dosch are joined by their partner David Marshall for an honest and practical conversation about one of the hardest things to get right: finding balance between work, family, and personal life. They open up about how easy it is for driven professionals to let work take over, especially in the land brokerage business, where effort directly impacts success. That constant push, they admit, can quickly become all-consuming if not managed intentionally.
The discussion centers on redefining work-life balance as a purposeful investment rather than an equal division of time. David shares how he committed early on to be present for his kids’ games and family moments, while Tim and Tom reflect on how DMRE’s team culture encourages flexibility and mutual support through different seasons of life.
They also touch on deeper themes such as how men often find more confidence at work than at home, and the importance of faith, community, and self-care in maintaining perspective. The takeaway is clear: success is not measured by hours worked or deals closed, but by how well you invest in the relationships and priorities that truly matter.
Key Takeaways
Work-life balance is a daily choice, not a perfect formula.
Success and competition drive growth, but can also drive burnout.
Be present where it matters most with your family, not your phone.
Team culture makes balance possible; lean on your peers for support.
Redefine success beyond money; focus on purpose and relationships.
Small habits build strong families: dinners, movie nights, morning talks.
Don’t hide at work; confidence starts at home, not in the office.
Serve beyond business; give back to your church and community.
Health fuels everything: sleep well, eat clean, move often.
Guard your time; create margin for rest and reflection.
Hustle culture is short-term; real success is sustainable.
Show up for the moments that actually matter.
In This Episode:
[00:29] Introduction: Work-life balance for land brokers
[01:54] Motivation, competition, and the pressure of entrepreneurship
[04:24] David on the decision to prioritize his family and presence
[06:58] How the DMRE team supports each other to achieve work-life balance
[09:15] Influence and healthy work culture
[11:38] Personal investments in relationships, such as couples’ vacations and simple joys
[15:48] How their family interactions evolve as children grow older
[18:52] Work as escape for men vs. deep relationships
[22:22] Community involvement and strategic giving
[26:40] Learning from leaders and self-care
[29:24] Time leadership and long-term fulfillment
[32:44] No off days, beast mode, work on weekends.
[34:50] Simple self-care and final encouragement
Resources and Links
Podcast
David Marshall
Tom Dosch
Tim Dosch
In this episode of Texas Land Guys, hosts Tim and Tom Dosch are joined once again by Ryan Duffy from the Dallas office for an in-depth look at the state of the single-family land market across the Dallas–Fort Worth and Houston regions. The discussion opens on a lighthearted note as the group reflects on the challenges of parenting and maintaining balance during the busy back-to-school season, before transitioning into a comprehensive analysis of current market trends, builder sentiment, and development activity.
Ryan shares that while the DFW market has reached a record level of roughly 74,000 lots under development, momentum has slowed in recent months, particularly among entry-level and first-time homebuyer builders. In contrast, luxury homebuilders and developers of large-scale, master-planned communities continue to pursue projects with a long-term strategic outlook. Pricing expectations, construction costs, and tariffs remain key considerations, with developers focusing on the future while many public builders take a more cautious stance.
The conversation also explores several major growth corridors, including the I-75 and I-35 expansions to the north and the 156 corridor west of Fort Worth, as well as the widening gap between seller pricing expectations and actual market values.
Despite headwinds such as elevated construction costs and consumer fatigue, the hosts and Ryan maintain an optimistic long-term outlook. With strong population and job growth continuing to drive demand, the Texas housing market remains resilient and well-positioned for sustained expansion, offering a timely opportunity for well-capitalized, forward-looking investors.
Key Takeaways
Market resilience amid uncertainty: Despite rate and tariff pressures, deals continue to close and long-term development activity remains strong.
Flight to quality: Builders and developers are focusing on “safe” submarkets north of Dallas, such as Collin, Denton, and Kaufman Counties.
Opportunity in volatility: Private and smaller developers are seizing land positions while larger, public builders pause.
Changing landscape of affordability: Rising costs, consumer fatigue, and legislative reform are reshaping the conversation around attainable housing.
Long-term vision pays off: Developers who stay the course during slowdowns often emerge best positioned when markets rebound.
In This Episode:
[00:00] Introduction to the Texas Land Guys podcast
[00:29] Guest introduction: Ryan Duffie
[01:46] Back-to-school challenges and parenting
[05:13] Single-family market insights in DFW
[07:12] Houston market trends and comparisons
[17:50] Urban infill market dynamics
[20:57] Market trends and predictions for single-family homes
[21:33] Expansion and development in Dallas–Fort Worth
[23:23] Team dynamics and collaboration
[24:28] Job centers and infrastructure
[28:53] Growth patterns in Houston
[30:43] Impact of tariffs on the single-family market
[34:13] Land prices and market adjustments
[41:27] Affordable housing and legislative changes
[42:08] Conclusion and contact information
Resources and Links
Podcast
Ryan Duffle
Tom Dosch
Tim Dosch
In this episode of the Texas Land Guys podcast, Tim and Tom sit down with Ryan Duffie, Associate Director at DMRE, who helps lead the Single Family division in North Texas.
The conversation kicks off with a look back at a leadership retreat in Park City, Utah, where the team found the perfect balance between hiking, golf, and breathtaking mountain views, along with some real talk about organizational health, healthy conflict, and clarity, inspired by Patrick Lencioni’s The Advantage.
Ryan then dives into his nontraditional journey into real estate. Before entering the industry, he worked in addiction recovery and sales, but a pivotal introduction eventually led him to Cushman & Wakefield. Unlike many brokers who start in their 20s, Ryan leaped at 30, juggling a mortgage, a newborn, and no safety net. He shares candidly about the risks he took, the role his faith played, and how his wife’s steady support helped him navigate those early, uncertain years.
The episode also shines a light on what makes DMRE unique. Its culture is centered on collaboration, family, and balance rather than cutthroat individualism. Ryan’s story is a powerful reminder that perseverance, community, and perspective can be just as important as market knowledge when building a lasting career and a legacy in land brokerage.
Key Takeaways
In This Episode:
[00:00] Introduction to the Texas Land Guys Podcast
[00:30] Meet special guest: Ryan Duffie
[03:05] The Advantage book and leadership insights
[04:46] Celebrating success and communication
[08:18] Introducing Ryan Duffie to the audience
[10:24] Ryan Duffie's journey to brokerage
[11:32] Early career and life coaching experience
[16:11] Transition to real estate and networking
[19:59] Joining Cushman & Wakefield
[22:49] Challenges and insights in brokerage
[25:52] Faith and career decisions
[27:38] Networking and betting on yourself
[29:22] Balancing family and career
[30:34] Building a supportive work environment
[36:52] The importance of real relationships
[40:34] Mentorship and legacy
[43:42] The role of a supportive spouse
[49:23] Concluding thoughts and gratitude
Resources and Links
Podcast
Ryan Duffle
Tom Dosch
Tim Dosch
Mentioned
Patrick Lencioni’s The Advantage.
In this episode of the Texas Land Guys podcast, Tim and Tom take you inside the Q3 2025 Texas land market. They break down the latest moves, from the Fed’s modest rate cut to the softer market conditions, and what it all means for developers, especially seasoned pros feeling the pinch in a tough job market.The guys dig into sector trends. Multifamily is hitting some bumps with softening rents and tight capital, but industrial is firing on all cylinders with high demand and rising prices. Single-family? Activity has slowed, but it’s still a major piece of the puzzle, especially with builders swapping lot positions to make deals happen.A hot topic is Texas’s SB 840 law. It sparked a “land rush” for multifamily sites in DFW suburbs, but not every project is a slam dunk, and Tim and Tom break down why. They also spotlight a growing trend: sellers getting realistic, offering discounts, and going for fast, all-cash deals to close quickly.The episode closes on a high note, celebrating a strong quarter with nearly half a billion in closings, while looking ahead to Q4. Expect continued industrial strength and maybe a market uptick early next year. Whether you’re a developer, investor, or just curious about Texas land, this episode is packed with insights you won’t want to miss.
Key Takeaways
Rate cuts bring relief but not a quick fix. Developers remain cautious as capital markets stay tight.
The job market remains tough, especially for senior roles. Aligning with reputable, values-driven firms is key.
Industrial land demand is strong. Limited supply keeps pricing competitive and activity high.
Multifamily faces headwinds. Soft rents, capital challenges, and SB 840 uncertainty add complexity.
Single-family closings stay strong. Larger acreage and builder-driven trades continue despite slowing sales.
Infill deals show signs of life in Houston. Discounts and motivated sellers are sparking opportunities.
In This Episode:
Resources and Links
Podcast
Tom Dosch
Tim Dosch
In this episode, brothers Tim and Tom Dosch sit down with Houston partner Derek Graber to explore what’s happening in the Texas land market right now. From football season and family updates to the realities of closing complex, multi-year transactions, this conversation brings both insight and personality.
Derek shares how faith, persistence, and long-term focus have guided him through major deals that took years to come together. The discussion also unpacks the surge in Houston’s industrial land values, the challenges developers face with capital, and why some of the best opportunities today are happening off-market.
The trio also reflects on lasting relationships with developers, including the story of how Kirby Ice House became the largest bar in Texas, and why patience is often the key trait among Houston landowners.
This episode offers a candid look at how experienced brokers think, adapt, and navigate shifting markets, making it essential listening for landowners, investors, and developers alike.
Key Takeaways
Large land transactions often take years of persistence, patience, and steady guidance.
Industrial land pricing in Houston has surged dramatically in the last year.
Off-market deals succeed through strong relationships, speed, and creativity.
Multifamily projects are still attractive, but capital constraints make execution difficult.
In This Episode:
[00:00] Welcome to the Texas Land Guys podcast
[00:54] Football season and personal stories
[06:06] Exciting new deals in Houston
[10:18] Challenges and successes in the industrial market
[15:26] Off-market deals and creative strategies
[19:09] Adapting to market shifts
[20:05] Team collaboration and market insights
[21:10] The importance of speed in real estate
[22:09] Building long-term relationships
[24:05] Success stories and unique projects
[28:58] Multifamily market trends
[34:06] Houston's cyclical real estate market
[34:48] Conclusion and contact information
Resources and Links
Podcast
Derek Graber
Tom Dosch
Tim Dosch
In this episode of the Texas Land Guys Podcast, Tim and Tom Dosch sit down with their Houston partner, Derek Graber. Derek takes us back to his very first interview right before COVID-19 changed everything and walks through his journey to becoming a key leader at DMRE.
He opens up about the challenges of starting out in such uncertain times, the lessons he has learned from great mentors, and why staying humble and hungry has been central to his success. Derek also shares how focusing on the process, not just the paycheck, has shaped his approach to deals, and how faith, family, and personal growth keep him grounded.
From mentoring younger brokers to helping build a culture of abundance and impact, Derek’s story is all about resilience, values-driven leadership, and finding meaning in the work.
Tune in for an inspiring conversation that goes beyond land brokerage and into what it really takes to build a lasting career.
Key Takeaways
Entering the market during crisis years builds resilience and a long-term perspective.
Success in brokerage comes from focusing on the process and relationships, not the fee.
Personal growth in faith, family, and health fuels professional excellence.
Strong mentorship and team collaboration are vital to enduring success in real estate.
Impact is more valuable than income when you prioritize the first; the second follows.
In This Episode:
[00:00] Introduction
[01:37] Derek's commute and audio preferences
[02:53] The value of mentorship and learning
[04:21] Derek's journey to joining DMRE
[05:28] Navigating the challenges of COVID-19
[09:36] Derek's early days at DMRE
[13:00] Reflecting on growth and opportunities
[19:31] The importance of loving the process
[20:23] Focusing on client success over fees
[22:46] Navigating market challenges
[24:12] Personal development and family priorities
[27:20] Spiritual growth and work-life balance
[33:00] Health and wellness in business
[36:29] Mentorship and leadership
[41:50] Conclusion and final thoughts
Resources and Links
Podcast
Derek Graber
Tom Dosch
Tim Dosch
In this episode, brothers Tim and Tom Dosch examine a fundamental yet often misunderstood question in land transactions: Who ultimately directs the course of a deal, the seller, the broker, or the developer?
Following brief reflections on recent travels, the Dosch brothers turn to the structure of land negotiations, drawing on decades of experience in Texas real estate. They analyze the distinct roles of each party, emphasizing how trust, market insight, and strategic alignment determine whether a transaction advances smoothly or unravels.
Through examples ranging from prominent nonprofit boards attempting to impose non-market terms to developers securing properties without sufficient capital to close, Tim and Tom demonstrate that the most successful outcomes are achieved through collaboration, transparency, and the steady guidance of an experienced broker.
Key Takeaways
In This Episode:
Resources and Links
Podcast
Tom Dosch
Tim Dosch
In this episode of the Texas Land Guys Podcast, Tom Dosch sits down with zoning attorney Tommy Mann from Winstead to unpack Senate Bill 840, a groundbreaking law that is changing the way land use and multifamily development work in Texas.
Tommy breaks down why SB 840 is such a big deal for developers, how different cities are reacting (some playing by the rules, others pushing back), and what all of this means for investors, landowners, and local communities. He also shares highlights from his popular white paper, talks about the legal and political forces behind the bill, and gives developers some practical advice on moving forward in this new landscape.
From city loopholes and lawsuits to long-term market shifts and the future of multifamily housing, this episode is full of insights you will not want to miss if you are involved in Texas real estate.
Key Takeaways
SB 840 is designed to combat “Not In My Backyard” resistance and unlock new multifamily and mixed-use opportunities.
Cities are responding very differently: Dallas and Fort Worth show openness, while places like Frisco, Arlington, and Irving are pushing back with restrictive measures.
Developers should proceed cautiously site-by-site analysis and city-by-city interpretation remain essential.
Legal challenges are expected, as both developers and housing advocacy groups now have standing to sue.
Impact will unfold gradually: capital markets, permitting processes, and local infrastructure constraints still play huge roles.
In This Episode:
[00:00] Introduction to the Texas Land Guys Podcast
[00:31] Meet Tommy Mann: zoning attorney extraordinaire
[00:46] The impact of Senate Bill 840
[01:32] Tommy Mann's background and career
[03:14] Diving into Senate Bill 840
[06:09] Cities' reactions to Senate Bill 840
[15:21] Developers' perspectives and challenges
[22:15] Legal implications and potential lawsuits
[26:06] Future of zoning and legal practice
[29:11] City reactions and interpretations
[32:03] Population thresholds and legal nuances
[39:21] Infrastructure and permitting issues
[41:59] Market demand and developer strategies
[44:37] Advice for landowners and developers
[47:12] Conclusion and future outlook
Resources and Links
Podcast
Tommy Mann
Tom Dosch
Mentioned
In this episode, Tim and Tom Dosch dive deep into one of the biggest questions landowners face in 2025: Should you sell your land now, or hold it?
They reflect on their recent summer readings and lessons learned from books like 10x is Easier than 2x by Dan Sullivan, applying those insights to the fast-changing Texas land market. With interest rates holding high, global tariffs creating uncertainty, and market timing growing increasingly complex, the Dosch brothers explain why there’s no one-size-fits-all answer.
Drawing from both their brokerage and development experience, they explore how seller motivations, property characteristics, capital markets, and future risks all factor into whether it's the right time to sell—or wait.
Key Takeaways
There’s no universal answer to the question of when to sell; context and goals matter.
Time kills deals. Many land deals take 6–12 months to close, so delayed decisions can mean missed cycles.
Developers holding land too long without executing a project may face shrinking IRRs and increased risk.
Patient landowners may benefit from selling sooner if market risk and opportunity cost outweigh potential gains.
Evaluate not just price but also reinvestment opportunities, quality of life, and purpose.
In today’s complex environment, strategic advice from experienced brokers matters more than ever.
In This Episode:
Resources and Links
Podcast
Tom Dosch
Tim Dosch
In this episode of the Texas Land Guys Podcast, Tim and Tom Dosch return from summer trips and get straight to the question: Who is driving the deal?
They explain how sellers, developers, and brokers each influence the direction of a transaction. You hear how unrealistic timelines or price expectations can turn strong buyers away, how some developers tie up sites without the funding to close, and how a broker’s approach can either keep things moving or stall the process.
They share examples of sellers focusing on the wrong points, developers using contract extensions to buy time, and brokers who overcomplicate negotiations. They also explain the signs of a reliable developer: a track record in the market, access to capital, and the ability to adjust plans when issues arise.
The discussion highlights why trust between parties matters and why clear terms at the start help avoid problems later. Tim and Tom focus on practical steps to match the right people with the right opportunities so the deal closes on time.
If you own land, work in development, or broker deals, this episode gives you a direct view of what moves transactions forward in Texas land deals.
Key Takeaways
In This Episode:
[00:00] Introduction
[00:52] Tom’s family road trip through the Rockies
[05:45] Main topic: Who’s driving land deals?
[09:01] Lessons from early brokerage experiences
[13:34] How seller expectations can kill deals
[16:10] Staying “within market” to attract quality buyers
[18:08] Why chasing “too good to be true” offers backfires
[22:21] Developer behavior, positive and negative patterns
[25:23] The importance of credibility and capital in development
[29:17] Why some out-of-state developers struggle in Texas
[38:30] The danger of hiring the wrong type of broker
[41:42] Why credibility drives engagement from serious buyers
[44:50] How broad market exposure drives better pricing
[47:30] Wrap-up and listener invitations
Resources and Links
Podcast
Tom Dosch
Tim Dosch
In this insightful episode of the Texas Land Guys Podcast, Tripp Rich, Tom Dosch, and Tim Dosch—shift focus from land deals to discuss the importance of maintaining a balanced, healthy lifestyle. They share personal journeys, from overcoming health scares to adopting habits that enhance longevity and productivity. Tim highlights his transformation after digestive issues forced him to rethink diet and stress management, while Tripp recounts a seizure that became a wake-up call to prioritize fitness and sleep. Tom emphasizes the role of nutrition, sleep hygiene, and zone two training in sustaining energy and performance.
The trio explores practical tips like delaying caffeine intake, incorporating electrolytes, and tracking protein consumption. They also discuss the cultural challenges of avoiding processed foods and alcohol, despite their negative impacts on sleep and health. Resources like Dan Go, Peter Attia, and books such as Outlive and The Longevity Guidebook are recommended for actionable advice.
Ultimately, the episode underscores that health is true wealth—a marathon, not a sprint—and encourages small, consistent changes to build a resilient, fulfilling life. Tune in for a candid conversation blending personal stories and science-backed strategies.
Key Takeaways
In This Episode:
Podcast
Tripp Rich
Tom Dosch
Tim Dosch
In this episode of the Texas Land Guys podcast, Tom and Tim Dosch are joined by Tripp Rich from their Dallas office to dive into the current state of Austin's real estate market. They discuss the challenges Austin faces, including overbuilding in multifamily, industrial, and single-family sectors, and how the market is adapting. Tripp highlights record absorption rates for multifamily units in 2024 and optimistic projections for 2025, noting that Austin's growth trajectory mirrors Dallas's despite its smaller size.
The conversation explores submarket dynamics, with downtown Austin and core areas outperforming the suburbs, while retail development thrives. Industrial and office spaces face oversupply issues, but tech giants like Tesla and Samsung continue to drive long-term demand. Tripp also shares insights on San Antonio's affordability and growth potential, as well as the impact of infrastructure projects like I-35 expansion.
They wrap the episode with advice for developers navigating Austin’s complex landscape, stressing the importance of strategic site selection and patience. Tripp remains bullish on Central Texas, citing its global appeal and high barriers to entry as key advantages for long-term opportunity. Tune in for a deep dive into the deals, trends, and optimism shaping Texas’s hottest markets.
Key Takeaways
In This Episode:
Resources and Links
Podcast
Tripp Rich
Tom Dosch
Tim Dosch
In this episode of Texas Land Guys, hosts Tom and Tim Dosch take listeners behind the scenes of a unique moment in the Texas land market, where developers are both flooding in and quietly pulling out.
Despite economic uncertainty, Texas continues to attract capital, especially in high-demand metros like Dallas and Houston. The brothers unpack why some developers thrive—think strategic focus, capital strength, and boots-on-the-ground leadership—while others stumble under slow approvals, mismatched product types, and a lack of local insight.
Drawing on decades of deal-making experience, they share stories from the field, including the rise and exit of major out-of-state players like Watermark Residential, and why some sellers who bought during the land rush of 2021-2022 are now weighing hard decisions. Is it better to hold, build, or sell? And how much does reputation matter in a saturated market?
Whether you're a new developer eyeing Texas or a landowner considering your next move, this episode delivers a sharp perspective on what it really takes to win—or lose—in one of the hottest and most competitive markets in the country.
Key Takeaways
In This Episode:
Podcast
Tom Dosch
Tim Dosch
In this episode of the Texas Land Guys podcast, Tim and Tom Dosch explore the current state of the Texas land market, where some deals are moving quickly, while others are stuck in neutral. So, what’s the difference? The brothers break it down: patient capital, smart timing, and strong sponsors are the key to success right now. They take a deep dive into the sharp divide in single-family development. Long-term acreage deals backed by experienced players are seeing traction, but smaller builders are running into major hurdles—everything from rising interest rates to tariffs.
They also discuss the future of multifamily investments. While institutional capital is pulling back, private investors are still leaning in, especially in dense, high-growth urban areas. One thing becomes clear: conviction is everything in this market. Industrial real estate remains the steadiest sector, with cities like Dallas and Houston continuing to attract strong demand. But, as Tim and Tom point out, half-hearted listings and poorly matched pricing are deal killers.
Drawing from active transactions and recent closings, the brothers share what’s working and what’s not, offering a firsthand look into the deals that are succeeding and the ones that are falling flat. Whether you're buying, selling, or just observing, this episode offers valuable insights to help you navigate the evolving Texas real estate landscape.
Key Takeaways
In This Episode:
[00:00] Introduction
[01:56] Tim’s travel takeaways: Switzerland & Bulgaria
[04:21] What types of land deals are moving now?
[05:36] Houston’s strange market patterns
[06:44] Single-family outlook: builder pullbacks vs. long-term plays
[10:36] National vs. Texas-specific market slowdowns
[13:49] How patient capital is keeping large deals alive
[15:21] Timing + capital = success in today’s market
[16:25] Private capital’s speed vs. institutional caution
[18:53] Urban multifamily: where the capital’s still flowing
[23:24] Conviction matters: sponsors with clear plans win
[25:49] False starts kill listings—sellers must be clear and ready
[28:11] Pricing infill sites: 2019 isn’t coming back
[33:08] DFW industrial: slow but steady growth
[36:48] Are tariffs more of a consumer than a material cost issue?
[39:04] Q2 closings: how strong sponsors are still getting it done
[40:39] The role of experience and strategy in today’s land deals
Resources and Links
Podcast
Tom Dosch
Tim Dosch
In this episode, Tom and Tim Dosch address a crucial question in Texas land brokerage: why do some listings receive multiple offers while others remain unsold for years? With decades of experience and thousands of acres sold, they share the real-world patterns that separate fast-moving deals from the ones that stall.
From zoning and entitlements to utilities and title issues, the Dosch team explains how clarity builds buyer confidence—and how uncertainty kills momentum. They dive into a real case where an apartment site drew 30 offers in two weeks, versus an island property that lingered on the market for eight years.
The episode highlights how Dosch Marshall Real Estate (DMRE) earns strong results through more than just marketing. It’s about relationships with credible buyers and strategic deal prep. DMRE rarely lists properties publicly—instead, they lean on whisper pricing and direct outreach to avoid price anchoring, tax implications, and market overexposure.
Tom and Tim also break down common reasons deals stall such as sellers chasing unrealistic prices—and offer tactical advice for landowners preparing to sell. If you’re pricing, marketing, or just trying to understand a stuck deal, this episode offers a proven framework to sharpen your approach in today’s Texas land market.
Key Takeaways
Why Clarity Closes Deals: Utilities, zoning, and story matter more than ever—and listings with clear development paths sell faster.
The Power of Storytelling: A great flyer doesn’t sell the deal. A broker who knows how to tell the story directly to the right buyers does.
Don’t List a Price, List the Potential: Why the DMRE team almost never post list prices—and how that strategy unlocks better terms.
Fast Offers vs. Real Buyers: How to spot high-risk LOIs before they fall apart and damage your listing.
What Makes a Deal “Developer-Ready”: The little things—like a recent survey or title work—that make a big difference.
Lessons from the Island Deal: Why some listings take years (and why the patient sellers often win in the end).
For Sellers: How to prep your land for the market, when to wait, and when to move
In This Episode:
[00:00:58] Trail runs, Texas heat, and Scott Davis doing 60 races in a year (!)
[00:03:13] Topic: Why some land listings attract 30 offers while others just gather dust
[00:05:52] Key characteristics of fast-moving real estate listings
[00:08:25] How to build a compelling land story and get it in front of the right developers
[00:09:20] Marketing mistakes that kill momentum
[00:11:12] Relationship building: What makes DMRE marketing unique for properties
[00:16:07] The whisper guidance price and why not putting a list price can create leverage
[00:18:53] Why the market should set the price
[00:20:18] Why some listings stall—and how to know if it’s the market or your pricing
[00:24:15] When listings stall out because of the seller's expectations on developer pricing vs. investor pricing
[00:26:29] How tight buyer funnels change everything
[00:27:40] Comparing fast closings vs. slow deals: Lessons from real-world transactions
[00:31:23] Five real deals, five high-watermark sales—and what they had in common
[00:35:24] The 8-year island deal: How patience (and timing) finally paid off
[00:38:07] Tactical advice for landowners prepping to sell
[00:41:36] Flyers, pricing, and how brokers unintentionally sabotage deals
[00:47:16] Churches, comps, and the dangers of bad advice
[00:48:44] Closing remarks
Resources and Links
Podcast
Tom Dosch
Tim Dosch
In this episode of the Texas Land Guys Podcast, Tom Dosch, Tim Dosch, and David Marshall explore how growth continues to drive Texas forward, whether through the structured framework of zoning or the flexible, unzoned approach. Drawing on decades of experience in land brokerage and development, they compare the vastly different landscapes of Dallas-Fort Worth (DFW) and Houston.
The discussion dives into DFW’s regulatory clarity and municipal planning, contrasting it with Houston’s market-driven, unrestricted environment. They examine the challenges developers face in both cities—from navigating zoning codes and political shifts in North Texas to managing fragmented sites, rising land costs, and infrastructure constraints in Houston.
One key takeaway emerges: despite barriers—whether political, logistical, or regulatory—growth finds a way. From high-end urban projects to workforce housing in the suburbs, market forces continue to shape both regions in powerful ways.
For anyone involved in Texas real estate—developers, investors, planners, or landowners—this episode offers a grounded, insightful look at how growth adapts, evolves, and ultimately pushes forward, zoning or no zoning.
Key Takeaways
Houston’s “No Zoning” Reality: How it creates both complexity and character — and why developers still flock there
Dallas vs. Houston: Comparing two of the nation's fastest-growing metros — and why zoning isn't the only limiting factor
Suburban vs. Infill Strategies: Where multifamily and master-planned developments are working — and why
Barriers to Supply: Why utilities, pricing, and politics often limit new development more than regulation
Character vs. Cleanliness: How edgy, vibrant neighborhoods like EaDo and the Heights often outperform more “institutional” areas
Political Winds & Zoning Pressure: How city council turnover and resident sentiment shift policy over time
Where to Build: The team shares go-to submarkets for multifamily growth and areas that developers should approach with caution
In This Episode:
Resources and Links
Podcast
David Marshall
Tom Dosch
Tim Dosch
In this episode, Tim and Tom Dosch are joined by Tripp Rich to explore the key developments shaping Texas real estate in Q2. Despite growing macroeconomic uncertainty, including geopolitical tensions and tightening capital markets, the team reveals a surprising surge in deal closures compared to Q1.
The conversation offers a nuanced look at major metro areas, Austin, Houston, and Dallas, and how different asset classes are responding to shifting investor sentiment. From a multifamily cautious comeback in Austin to cost-saving opportunities in Houston and retail growth driven by grocery anchors, the episode provides a market-by-market analysis that blends data with on-the-ground experience.
They also examine new legislation affecting density and financing, unpacking what it means for developers and municipalities moving forward. Industrial remains a standout performer, while single-family builders are turning hyper-selective, focusing on infill locations with strong fundamentals. Tune in to sharpen your strategy before the next opportunity passes you by.
Key Takeaways
In This Episode:
[00:34] Introduction to the discussion topic
[00:49] Q2 market overview
[01:13] Q2 vs. Q1: What changed?
[01:31] Impact of geopolitical issues and tariffs
[02:10] Challenges and opportunities in the real estate market
[03:21] Multifamily market dynamics in Austin
[04:28] Single-family market adjustments
[06:23] Large acreage deals and long-term investments
[16:19] Industrial market strength in DFW and Houston
[20:20] Construction costs and developer strategies
[21:19] Current trends in garden products
[21:34] Houston’s aggressive real estate market
[21:51] Significant cost savings in recent deal
[22:31] Dallas real estate highlights
[23:08] Challenges in multifamily land deals
[24:09] Texas legislative changes impacting real estate
[25:45] Senate bills and their implications (SB 840, SB 15, HFC reforms)
[31:14] Market predictions for the rest of the year
[36:02] Retail and grocery store expansion (H-E-B, Sprouts, etc.)
[38:16] Single-family and industrial market outlook
[40:01] Conclusion
Resources and Links
Podcast
Tripp Rich
Tom Dosch
Tim Dosch
In this episode of the Texas Land Guys Podcast, Tom Dosch is joined by Trey McGinn to dissect Texas Senate Bill 840—a sweeping new law that could dramatically alter land development strategy across the state. Effective September 1, the bill allows multifamily and mixed-use development “by right” on commercially zoned properties in cities with over 150,000 people. Translation: no zoning fight, no council vote—just entitlements.
They explore what this means for developers navigating Texas’s notoriously restrictive suburban cities—especially in DFW markets like Frisco, Plano, Irving, and Arlington, where local governments have long resisted higher-density housing. It’s a response to the state’s mounting affordable housing crisis, but also a catalyst for speculation, municipal pushback, and shifting market dynamics.
Trey and Tom break down how the bill changes the negotiation between landowners, cities, and developers. They cover how fee waivers, lower parking ratios, and height flexibility are reshaping underwriting models—and why discipline, not hype, will be the key to winning this new frontier.
If you’re a developer, investor, landowner, or advisor working in the Texas market, this episode offers practical takeaways and market-tested perspective on what SB 840 enables—and the execution risks that come with it.
Key Takeaways
SB 840 permits multifamily development on commercially zoned properties without zoning changes in cities over 150,000 residents.
Affects about 20 cities in counties with populations over 300,000, including Dallas, Fort Worth, Plano, Frisco, and Arlington.
Targets Texas’s affordable housing shortage by enabling denser housing in areas traditionally opposed to it.
Creates new redevelopment opportunities for underutilized commercial land—though landowners must avoid overpricing or rushing to market.
Developers are moving quickly but staying cautious due to potential legal and market uncertainties.
In This Episode:
[00:32] Introduction to Senate Bill 840
[01:32] Impact on DFW cities
[03:06] Affordable housing crisis in Texas
[04:27] Trey’s initial thoughts on the bill.
[10:13] Key aspects of the bill
[16:30] Market dynamics and developer reactions
[18:21] Comparisons with Houston's zoning practices
[20:30] Potential pushback from cities
[24:39] Cities' reactions to the new law
[26:24] Opportunities in Richardson and other sub-markets
[30:12] Advice for landowners and developers
[40:15] The importance of early adoption
Podcast
Trey McGhin
Tom Dosch
In this episode, Tom and Tim Dosch put ChatGPT to the test, generating ten thought-provoking land-related questions that spark a deep dive into the world of real estate’s most foundational asset: dirt. What follows is a dynamic conversation covering five critical areas—land investment strategy, development and entitlements, market trends, legal risks, and long-term wealth-building—packed with insights only seasoned investors can provide.
The brothers break down why land is a smarter investment today than it was a decade ago, how to underwrite raw land without relying on traditional comps or utilities, and why the highest and best use often trumps recent sales data. They also highlight the hidden risks that trip up new investors from surprise carrying costs and floodplain complications to zoning mismatches and reveal why staying in the ETJ (Extraterritorial Jurisdiction) can sometimes be more advantageous than being inside city limits.
Ever wondered how entitlement delays and infrastructure uncertainty can make or break a deal? Or how rising interest rates are reshaping land financing? Tom and Tim tackle these questions head-on and explain why institutional investors still shy away from raw land for now.
Whether you're a seasoned player or just breaking into Texas real estate, this episode delivers actionable, battle-tested advice from investors who are actively navigating the market.
Do you have a burning land question? Send it to texaslandguys@dmre.com, and it might just fuel a future episode.
Key Takeaways
AI as a Land Tool: ChatGPT isn’t replacing brokers—but it’s a surprisingly sharp tool for research, planning, and ideation in real estate.
Why Some Land is a Great Investment: Timing, location, tax strategies, and low carry costs are driving value, especially in Texas.
No Utilities, No Deal: Without water or sewer (or even capacity), land often becomes unusable for development and dramatically less valuable.
Don’t Rely on Comps Alone: Market demand, cost of capital, and developer assumptions matter more than past sale prices.
Hidden Costs That Kill: Floodplain mitigation, wetlands, easement access, tree ordinances, and holding costs can destroy returns if ignored.
Entitlement Pitfalls: Zoning misalignment with a city’s future land use plan can quietly doom a deal before it starts.
Institutional Inertia: Land remains underutilized by large funds due to its complexity, lack of cash flow, and difficulty in modeling.
Zoning vs. ETJ: Staying in the ETJ can increase land value by avoiding zoning restrictions and city taxes if utility access is secured.
In This Episode:
[00:00] Introduction
[00:41] Call for questions and using ChatGPT to generate land-related topics
[01:29] How AI tools like ChatGPT are being used in land brokerage
[03:32] What makes land a great investment today vs. a decade ago
[06:49] How to underwrite raw land with no comps or utilities
[11:40] The biggest hidden costs in land deals that catch new investors off guard
[15:52] The most common reasons land entitlements fail or get delayed
[19:33] Infrastructure risk: what developers look for before buying
[25:10] Texas markets seeing the most aggressive land price growth and the reasons why
[29:03] Tom’s take on pricing in the Dallas infill market: pre-COVID vs. post-COVID
[31:35] How land deals are being structured differently in a high-interest-rate environment
[34:13] Biggest legal risks landowners face in Texas today
[36:40] How zoning changes and city annexation affect land value
[39:00] Why, as a seller or landowner, it's better not to be in the city and be in an ETJ
[42:29] Why institutions still avoid land and what it would take to change that
[44:20] Wrap-up and call for listener-submitted questions
Resources and Links
Podcast
Tom Dosch
Tim Dosch
