Flipping · Market playbook

How to Flip Houses in Dallas, TX

Flipping in Dallas lives or dies on two numbers: median sale price ($423k) and YoY appreciation (-3.4%). The arithmetic of your exit is what those numbers say it is.

DATA · Zillow Research (via scrape.do) · AS OF APRIL 2026

Tough 44/100

Dallas is rough for flips right now — softening comps or slow exits chew margin. Pivot to BRRRR or wholesale if the math doesn't clear.

TL;DR — data signals

→ Median sale $423,050 · YoY -3.4%
→ Median DOM 27 days — fast exit
→ 14.4% sold above list — priced-right is enough
→ Underwrite to 67-68% of ARV (ARV slippage risk)

Dallas's flip math starts at a median sale price of $423,050 and a YoY trajectory of -3.4%. Appreciation has reversed — that's a flip headwind. You can still make money, but you can't underwrite to today's comps and assume they'll hold by the time you list. Run your ARV at -3% to -5% of current median.

Your exit speed depends on buyer urgency. Dallas's median DOM is 27 days against a sale-to-list ratio of 0.977 and 14.4% of sales closing above list. That's a moderate-paced market — 30-45 days from list-to-close is the realistic budget. Underwrite to that, not to the optimistic 21-day flip-tape narrative.

Rehab scope discipline is the other half. Dallas sits in the middle of the flip-price spectrum ($423k median). Buyers expect mid-grade finishes — quartz is now table stakes on anything over $300k. Budget $25-35/sqft for a full cosmetic.

Net: the 70% rule (purchase + rehab + carry + closing ≤ 70% of ARV) is the only thing keeping flippers solvent. Dallas's data demands you tighten to 67-68% to protect against further ARV slippage.

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Dallas at a glance