Where DFW House Flippers Are Buying Now
SmartPropLeads today released its DFW House Flipping Report, built from county deed records in 12 North Texas counties. Investors bought and resold 19,634 existing homes within a year from 2022 through 2025, and 2,448 more in January–June 2026. That is 2% more than the first half of 2025, in step with the wider market.
Key findings
- Steady in 2026: 2,448 flips in the first half, up 2% on 2025. Metro MLS home sales rose 2.6% over the same months.
- Most contested ZIP: 75232 in southern Dallas, where 13.8 of every 100 home sales is a flip, against 4.2 across DFW.
- Where it's growing: Collin is the only large county with more flips than in 2022 (+7%). Tarrant and Denton are down 13%.
- The typical flip: a one-story, three-bed 1970s ranch appraised near $288k, resold about four months after purchase.
- Fast money: 22% of flips are double closes, resold within 30 days.
- A small-operator market: 65% of the 7,331 operators flipped only once; the 219 biggest did 40% of all flips.
Where flippers are buying: southern Dallas, Arlington and Mesquite, with Collin growing
Southern Dallas, Arlington and Mesquite have the densest flip activity in DFW. In ZIP 75232 about 1 in 7 home sales is a flip, against 4.2 in 100 across all 12 counties.
By count, the busiest flip ZIPs from 2022 through 2025 were 75216 Dallas (430), 75149 Mesquite (429), 75228 Dallas (401), 75043 Garland (320) and 75040 Garland (307).
Flippers are moving into Collin and northeast Tarrant suburbs
and out of lower-priced Fort Worth, Haltom City and Denison ZIPs
Flips per year, ZIPs with 20+ flips
2022–23 yearly average2025
Gaining flippers
- 75002 Allen 43 → 59 (+39%)
- 76118 Richland Hills 22 → 37 (+68%)
- 76053 Hurst 32 → 47 (+47%)
- 75075 Plano 35 → 49 (+42%)
- 75248 Dallas 45 → 57 (+28%)
- 76148 Watauga 38 → 48 (+28%)
- 76021 Bedford 20 → 29 (+49%)
Losing flippers
- 75056 The Colony 67 → 45 (-32%)
- 76119 Fort Worth 53 → 33 (-38%)
- 76117 Haltom City 56 → 37 (-34%)
- 75020 Denison 27 → 8 (-70%)
- 76105 Fort Worth 34 → 16 (-52%)
- 76010 Arlington 64 → 48 (-25%)
- 75180 Balch Springs 33 → 18 (-45%)
Source: SmartPropLeads analysis of county deed records, 12 DFW counties
Show the data
| 2022–23 yearly average | 2025 | |
|---|---|---|
| 75002 Allen | 42.5 | 59.0 |
| 76118 Richland Hills | 22.0 | 37.0 |
| 76053 Hurst | 32.0 | 47.0 |
| 75075 Plano | 34.5 | 49.0 |
| 75248 Dallas | 44.5 | 57.0 |
| 76148 Watauga | 37.5 | 48.0 |
| 76021 Bedford | 19.5 | 29.0 |
| 75056 The Colony | 66.5 | 45.0 |
| 76119 Fort Worth | 53.0 | 33.0 |
| 76117 Haltom City | 56.0 | 37.0 |
| 75020 Denison | 27.0 | 8.0 |
| 76105 Fort Worth | 33.5 | 16.0 |
| 76010 Arlington | 64.0 | 48.0 |
| 75180 Balch Springs | 33.0 | 18.0 |
Most of the falling ZIPs are lower-priced areas of Fort Worth, Haltom City, Arlington, Denison and Balch Springs (median appraised $165–240k), with The Colony the exception. The rising ones are suburbs in northeast Tarrant and Collin plus north Dallas, from Watauga ($235k) to 75248 ($711k).
| County | Flips 2025 | vs 2022 | Median value | Median days | Busiest ZIP |
|---|---|---|---|---|---|
| Dallas | 2,023 | −4% | $299k | 117 | 75149 |
| Tarrant | 1,650 | −13% | $247k | 117 | 76133 |
| Collin | 493 | +7% | $457k | 118 | 75002 |
| Denton | 433 | −13% | $367k | 108 | 75007 |
| Johnson | 74 | from 30 | $268k | 122 | 76028 |
| Kaufman | 61 | from 72 | $252k | 124 | 75126 |
| Ellis | 49 | from 61 | $330k | 139 | 75154 |
| Grayson | 46 | from 101 | $231k | 122 | 75092 |
| Rockwall | 36 | from 6 | $438k | 64 | 75189 |
| Parker | 25 | from 15 | $324k | 104 | 76087 |
| Wise | 23 | from 20 | $221k | 110 | 76426 |
Counties below 100 flips a year swing a lot on a few operators, so their change is shown as the 2022 count. Hunt is left out (too few linked deeds).
2026 at midyear: steady, slightly ahead of 2025
DFW investors resold 2,448 flips in January–June 2026, 2% more than the 2,402 in the same months of 2025 and the most for a first half since 2023. The wider market moved the same way: MLS home sales in the Dallas-Fort Worth-Arlington metro rose 2.6% over the same six months (47,147 against 45,940, Texas Real Estate Research Center).
DFW flips by month: the first half of 2026 ran slightly ahead of 2025
2,448 flips resold January–June 2026, against 2,402 in 2025 (+1.9%)
Flips resold per month
2022 · H1 2,9532023 · H1 2,5602024 · H1 2,3682025 · H1 2,4022026 · H1 2,448
Source: SmartPropLeads analysis of county deed records, 12 DFW counties; 2026 through June
Show the data
| 2022 | 2023 | 2024 | 2025 | 2026 | |
|---|---|---|---|---|---|
| Jan | 439 | 311 | 339 | 354 | 265 |
| Feb | 422 | 411 | 358 | 315 | 421 |
| Mar | 569 | 498 | 417 | 442 | 436 |
| Apr | 535 | 479 | 418 | 468 | 464 |
| May | 507 | 462 | 471 | 416 | 447 |
| Jun | 481 | 399 | 365 | 407 | 415 |
| Jul | 413 | 417 | 393 | 442 | — |
| Aug | 415 | 418 | 391 | 446 | — |
| Sep | 379 | 340 | 341 | 407 | — |
| Oct | 391 | 359 | 423 | 398 | — |
| Nov | 366 | 321 | 340 | 376 | — |
| Dec | 367 | 359 | 407 | 442 | — |
| First half (Jan–Jun) | Flips | Active operators | Median days | Average days | Resold within 30 days |
|---|---|---|---|---|---|
| 2026 | 2,448 | 1,452 | 125 | 133 | 25% |
| 2025 | 2,402 | 1,440 | 124 | 132 | 24% |
| 2024 | 2,368 | 1,427 | 129 | 136 | 21% |
| 2023 | 2,560 | 1,490 | 139 | 141 | 21% |
| 2022 | 2,953 | 1,548 | 109 | 123 | 22% |
- Counties: Tarrant rose to 883 first-half flips from 800, and Collin to 295 from 228. Dallas fell to 905 from 1,003 but is still the largest.
- ZIPs: the busiest in 2026 so far are 75149 Mesquite (45), 76133 Fort Worth (41), 75007 Carrollton (38), 75043 Garland (37) and 76117 Haltom City (37). Haltom City nearly doubled from 19, after falling in 2024–25.
- January was weak: 265 flips, the fewest of any month since 2022, before February–June returned to 2025 levels.
2022–2025: a 2022 peak, a 2023–24 dip, a 2025 recovery
Flips bottomed at 4,663 in 2024 and recovered to 4,913 in 2025, still 7% below 2022. About 1,600 operators flip in DFW for the first time each year, so the pool of investors turns over fast even while volume stays flat.
| Year | Flips | Operators | First-time operators | Median days | Average days |
|---|---|---|---|---|---|
| 2025 | 4,913 | 2,521 | 1,613 | 116 | 126 |
| 2024 | 4,663 | 2,442 | 1,585 | 125 | 133 |
| 2023 | 4,774 | 2,422 | 1,690 | 123 | 132 |
| 2022 | 5,284 | 2,443 | — | 110 | 124 |
2022 has no first-time count because it is the first year measured. The average flip runs about 10 days longer than the median because a minority take 9–12 months. About half of flips are bought with cash every year (49–51%). In 2022, 36% of flips went to another company, against 28–31% since.
What they buy: the 1970s three-bed ranch
The typical DFW flip is a one-story, three-bedroom house built around 1974, about 1,650 sq ft, appraised near $288k today. Flippers buy across each ZIP's range rather than only its cheapest homes: 37% sit below 90% of their ZIP's median value and 35% above 110%.
- Bedrooms: 3 beds 58%, 4 beds 30%, 2 beds 7%, 5+ beds 5%.
- Stories: one story 84%, two or more 16%.
- Age: 67% built 1950–1989; 8% before 1950; 17% built since 2000.
- Size: 50% between 1,250 and 1,999 sq ft; 20% under 1,250 sq ft.
- Pools: 7%.
Cheaper homes turn faster: under $200k the median resale comes at 98 days and 27% resell within 30 days, against 132 days and 20% at $400k and up.
How they operate: fast turns, retail exits
Most flips are a three-to-nine-month rehab, but more than one in five is a double close: the investor buys and resells within 30 days, which is how many wholesalers show up in deed records.
- Buying: about half of flips are bought with cash (50% in 2025); the rest have a loan recorded with the purchase.
- Sellers: 23% of flips were bought from another company (wholesalers and other investors), 6% from a trust and 4% from an estate or heirs. The rest were bought from individual owners.
- Exits: 71% resold to a buyer with a mortgage in 2025, meaning an owner-occupant or a financed landlord; 31% resold to a company.
- Season: purchases run evenly through the year, from 7% of the year's buys in January to 9% in April and August.
Who: thousands of small operators, a few volume players
DFW flipping is a small-operator business: 7,331 operators resold at least one home in 2022–2025, and 65% of them did it only once. The 219 operators with 10 or more flips did 40% of all flips, and the 10 largest did 14%.
| Flips per operator, 2022–2025 | Operators | Share of operators |
|---|---|---|
| 1 | 4,798 | 65% |
| 2–4 | 1,993 | 27% |
| 5–9 | 321 | 4% |
| 10+ | 219 | 3% |
Report methodology
SmartPropLeads analyzed county clerk deed records for 12 North Texas counties (Collin, Dallas, Denton, Ellis, Grayson, Hunt, Johnson, Kaufman, Parker, Rockwall, Tarrant and Wise), linked to appraisal-district parcels, from January 2022 through June 2026. A flip is an existing single-family home, built at least two years before the purchase, that a company or a repeat individual investor bought and resold to an unrelated buyer within 365 days. Builders, banks, government bodies, nonprofits, instant-offer buyers, relocation companies, loan servicers, large rental funds and transfers within a family are excluded. Flips are dated by the resale deed.
Texas does not disclose sale prices, so home values are 2026 appraisal-district market values, not purchase or resale prices, and this report does not estimate flipping profit. Flips per 100 home sales compares flips with all sales of existing homes in the same ZIP. 2026 figures cover January–June; Johnson and Ellis County 2026 records are still being loaded, so their 2026 counts are low. Unlike reports that count every resale within 12 months, this one counts investors only, so its flipping rate is lower by design.
About SmartPropLeads
SmartPropLeads finds off-market seller leads across Dallas–Fort Worth, from pre-foreclosures, probate and tax suits to absentee and long-held homes. It is built on county clerk, court and appraisal-district records matched to every parcel and scored by AI. Investors, wholesalers and agents use it to find motivated sellers before a home is listed.
Data and report licensing: konda@smartpropleads.com
Sources: Texas Real Estate Research Center, Dallas-Fort Worth-Arlington housing activity · ATTOM Q3 2025 Home Flipping Report · ATTOM 2024 year-end Home Flipping Report
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