Texas Landlord-Tenant Law — Dallas-Fort Worth Metroplex

Dallas-Fort Worth Metroplex Landlord Guide 2026

Texas §250.007 absolute rent control preemption — no deposit cap — 3-Day Notice / JP Court eviction — 30-day MTM termination — Toyota, American Airlines, Lockheed Martin, AT&T, DFW Airport employer analysis

RentCeiling Research — Published September 2026 — Covers Dallas, Fort Worth, Arlington, Plano, Garland, Irving, Frisco, McKinney, Denton, Grand Prairie, Mesquite, Carrollton, Richardson, Lewisville

1. The Dallas-Fort Worth Rental Market in 2026

Dallas-Fort Worth is the fourth-largest metropolitan area in the United States, with the Dallas-Fort Worth-Arlington MSA exceeding 7.7 million residents as of 2024. It is the largest metropolitan area in the American South and one of the fastest-growing major metros in the country — adding an average of 140,000 to 180,000 new residents per year over the 2015–2025 decade, driven by domestic in-migration from high-cost coastal states (California and New York in particular), corporate headquarter relocations, and natural population growth. For landlords, DFW offers a set of structural advantages found nowhere else in the US landlord landscape: absolute prohibition on rent control under state law, no deposit cap, a fast and landlord-favorable eviction process, a massive and diversifying economy, and no state income tax.

The DFW metroplex spans four primary counties — Dallas County (~2.6M residents), Tarrant County (~2.1M), Collin County (~1.2M), and Denton County (~1.0M) — plus several smaller collar counties (Rockwall, Johnson, Parker, Wise, Ellis, Kaufman). The rental market subdivides into well-defined submarkets: the urban core (Uptown Dallas, Deep Ellum, Fort Worth Near Southside); the established inner-ring suburbs (Irving, Garland, Arlington, Grand Prairie, Carrollton, Mesquite, Richardson); the booming northern Collin County corridor (Plano, Frisco, McKinney, Allen); the Denton County university towns (Denton, Lewisville, Flower Mound); and the rapidly growing Tarrant County midcities (Euless, Hurst, Bedford, Keller). Each submarket has distinct employer anchors, tenant demographics, and rental price bands.

What makes DFW unique among the top five US metros from a landlord-compliance standpoint is the complete absence of the rent-control complexity that defines New York (RSLs), Los Angeles (RSO + AB 1482), San Francisco (Rent Ordinance + Costa-Hawkins), Chicago (RLTO), and San Jose (SJRO). In DFW, the landlord's entire compliance universe consists of: one state law governing deposits (Texas Property Code §92), one eviction statute (§24), one notice statute (§91), and the specific lease contract. No rent board. No annual registration. No allowed-increase schedule. No just-cause requirement for termination. No relocation assistance obligation. This simplicity creates both opportunity (landlords may optimize rent aggressively) and risk (DFW landlords accustomed to a benign regulatory environment sometimes become sloppy on deposit returns, leading to the §92.109 3× penalty — the one bite-back in otherwise landlord-friendly Texas law).

This guide is the definitive 2026 compliance reference for landlords operating in the Dallas-Fort Worth metroplex. It covers rent control preemption, deposit rules, eviction procedure, entry obligations, city-by-city market analysis for 14 DFW cities, employer-by-employer rental demand analysis, and a 10-step compliance checklist. Cross-reference the city-specific pages for Irving TX, Arlington TX, Plano TX, Garland TX, Frisco TX, McKinney TX, Denton TX, Dallas, and Fort Worth for additional city-level detail.

2. Texas Rent Control Preemption — §250.007 (SB 1780, 2023)

2.1 The Absolute Prohibition

Texas Property Code §250.007, enacted by the 88th Texas Legislature as Senate Bill 1780 and signed by Governor Greg Abbott on June 12, 2023, imposes the most comprehensive rent control preemption of any state in the United States. Under §250.007:

• No municipality, county, or political subdivision of Texas may enact, adopt, or enforce an ordinance or regulation that sets or controls the amount of rent charged for residential or commercial rental property.
• No municipality may impose any requirement related to setting, controlling, or limiting rent increases.
• Any existing local ordinance that violates §250.007 is void and unenforceable.
• There is no exception for declared housing emergencies, natural disasters, or periods of rapid rent inflation.

SB 1780 strengthened and replaced the prior Texas Local Government Code §214.902, which had permitted rent control only during a formally declared housing emergency (a narrow exception that was itself nearly impossible to trigger). The new statute eliminated even that theoretical gateway. Texas rent control preemption is now unconditional.

2.2 Comparison with Other No-Rent-Control States

Texas is one of 26+ states that prohibit local rent control by statute, but the Texas prohibition is notably absolute compared to many peers:

DFW's position in the national landlord landscape is unambiguous: it is in the top tier of landlord-favorable regulatory environments among major US metros. No other metro with comparable size, economic breadth, and population density operates in a regulatory environment this permissive. Los Angeles, San Francisco, New York, Washington DC, Chicago, Seattle, and Portland (OR) all impose varying degrees of rent regulation. Boston and Denver have seen active rent control ballot initiatives in recent years. DFW has not had a meaningful local rent control effort since SB 1780 foreclosed even the theoretical possibility.

2.3 The Historical Context — LGC §214.902

Prior to SB 1780, Texas Local Government Code §214.902 had governed rent control preemption since 2017. Under §214.902, a municipality could technically enact rent control ordinances only if: (a) the Governor of Texas had declared a state of disaster under §418.014; (b) the President of the United States had declared an emergency under the Stafford Act; and (c) the municipality found that the disaster had caused an acute rental housing shortage. In practice, §214.902 was never successfully invoked to create lasting rent control — Austin's short-lived 2021 tenant protection ordinances were not rent control per se — but the theoretical gateway existed. SB 1780 closed it entirely. The progression: 2017 LGC §214.902 (emergency prerequisite) → 2023 §250.007 (no exception at all). DFW landlords now operate under the final, unconditional form of Texas preemption law.

3. Texas Property Code §92 — Security Deposit Rules

3.1 No Deposit Cap

Texas Property Code §92.101 through §92.109 govern all residential security deposits in Texas. Unlike California (1 month's rent for large-portfolio landlords post-AB 12, effective April 1, 2024), Oregon (2 months' rent under ORS §90.300), and many other states with statutory deposit caps, Texas imposes no maximum security deposit amount. DFW landlords and prospective tenants negotiate the deposit amount freely. Market practice in most DFW submarkets is 1–2 months' rent, with some high-demand urban-core properties charging 1.5 months. Pet deposits (refundable or non-refundable, depending on lease characterization) are common and legal. There is no government form to submit, no escrow requirement with a state agency, and no cap calculation required.

3.2 Return Deadline and Conditions

Under Texas Property Code §92.103, the landlord must return the security deposit (less any documented deductions) within 30 days after the tenant surrenders the premises. However, two conditions must both be satisfied before the 30-day clock begins to run:

1. Surrender of possession — the tenant has vacated and returned all keys, access devices, and parking passes.
2. Forwarding address provided — the tenant has provided the landlord with a forwarding address in writing.

If the tenant vacates but fails to provide a forwarding address, Texas §92.107 provides that the landlord is not required to return the deposit until a forwarding address is provided, and the landlord may be entitled to treat the deposit as abandoned if the tenant fails to claim it after demand. However, this provision is not an unlimited safe harbor — courts interpret it narrowly, and a landlord who makes no effort to return the deposit and simply pockets it when no address is provided remains vulnerable to bad-faith claims.

3.3 Itemized Deduction Statement

If the landlord retains any portion of the deposit, Texas Property Code §92.104 requires the landlord to provide the tenant with a written itemized deduction statement accounting for each amount withheld. The statement must describe each item with sufficient specificity to allow the tenant to evaluate the deduction. A lump-sum deduction for "cleaning and damages" without itemization does not satisfy §92.104. The itemized statement must be sent within the 30-day return window; a statement sent after day 30 does not cure the failure to return the deposit on time.

Deductible items: actual physical damage beyond normal wear and tear; unpaid rent (after the lease term); reasonable cleaning costs if the unit was left in a condition requiring more than normal cleaning. Non-deductible items under §92.104: normal wear and tear (carpet pile compression from normal use, minor paint scuffs, small nail holes from picture hanging); cosmetic items that were present at move-in and documented on the move-in condition report.

3.4 The §92.109 Bad-Faith Penalty — The Single Biggest Compliance Risk in Texas Landlord Law

Texas Property Code §92.109 is the most consequential provision in Texas landlord-tenant law for rental operators, and the one most frequently underestimated by DFW landlords who assume the entire Texas framework is landlord-favorable. Under §92.109, a landlord who in bad faith retains a security deposit is liable for:

• Three times (3×) the amount of the deposit wrongfully withheld
• Plus $100 (a fixed statutory penalty)
• Plus actual damages (which can include rent paid for temporary housing, moving costs, and other consequential losses)
• Plus reasonable attorney fees
• Plus court costs

Bad faith is presumed — not merely permissible as an inference — when the landlord: (a) fails to return the deposit within 30 days; AND (b) fails to provide an itemized deduction statement within 30 days. In other words, if both the money and the statement are absent on day 31, Texas courts presume bad faith without requiring the tenant to prove it. The landlord must rebut the bad-faith presumption.

Best practice: calendar the deposit return date the moment the tenant gives notice. Do not wait for the tenant to demand it. Return the full deposit (or the balance with itemized statement) by courier on day 25–28 to build in a margin for delivery. Keep receipts, photos, move-out condition documentation, and the itemized statement copy in the tenant's file indefinitely.

4. Texas Eviction Process — Forcible Entry and Detainer (FED)

4.1 The 3-Day Notice to Vacate

Texas Property Code §24.005 requires landlords to serve a written Notice to Vacate on the tenant before filing an eviction suit (Forcible Entry and Detainer, or FED). The notice period is 3 calendar days — not business days, so weekends and holidays count. The notice must:

• Be in writing
• Demand that the tenant vacate the premises
• Specify the reason (nonpayment, lease violation, holding over, etc.)
• Not be conditioned on the tenant paying rent — it is a demand to vacate, not a pay-or-quit offer (though many landlords choose to accept payment and rescind the notice as a business decision)

Delivery methods (any of the following are valid under §24.005): (1) personal delivery to the tenant; (2) delivery to a person 16 years of age or older residing on the premises; (3) affixing the notice to the interior of the main entry door in a conspicuous place; (4) certified mail addressed to the tenant at the premises. If certified mail is used, the 3-day period begins on the day after the notice is mailed, and actual delivery by the USPS is not required — the mailing itself constitutes service.

4.2 Filing the FED Petition

After the 3-day period expires without the tenant vacating, the landlord files a Petition for Eviction at the Justice of the Peace Court for the precinct where the property is located. Filing fees vary by county:

The landlord may include a money claim for back rent in the FED petition up to the JP Court's $20,000 small claims limit. For rent arrears exceeding $20,000, the landlord files the FED in JP Court for possession only and a separate suit in the County Court at Law for the monetary balance.

4.3 JP Court Hearing and Timeline

The JP Court sets a hearing date approximately 10 business days after the petition is filed. At the hearing:

• The landlord (or an authorized representative for business entities; an attorney is not required) presents the lease, the notice, and evidence of nonpayment or lease violation
• The tenant may appear and present defenses (payment made, notice defective, retaliation, habitability, etc.)
• The JP renders judgment, typically on the day of the hearing

If the landlord prevails: the JP issues a judgment for possession and, if applicable, a money judgment. The tenant then has 5 calendar days to file a written appeal bond with the JP Court and request an appeal de novo in the County Court at Law. A perfected appeal stays the Writ of Possession — the landlord cannot proceed with the lockout until the County Court at Law resolves the appeal. County Court at Law hearings for FED appeals are typically set within 45–90 days.

If no appeal is filed: the landlord requests a Writ of Possession from the JP Court. The county constable (not the sheriff, in most Texas counties) executes the lockout. The constable posts a 24-hour notice on the door, then returns to execute the lockout if the tenant has not vacated. Allow 1–7 business days from writ issuance to actual lockout execution, depending on the constable's queue in that precinct.

Total timeline (uncontested): 3 days (notice) + 1–3 days filing + 10 business days (hearing) + 1–5 business days (writ/lockout) = approximately 3–5 weeks from notice service to physical possession.

Total timeline (contested with appeal): 3–5 weeks to JP judgment + 5 days appeal window + 45–90 days County Court at Law = approximately 2–4 months total.

4.4 JP Court Precinct Map for DFW

Filing in the correct JP precinct is mandatory — a filing in the wrong precinct must be refiled, resetting the clock:

5. Rent Increase Notice Requirements in Texas

Texas landlords have minimal notice obligations for rent increases compared to states with rent control or tenant-protection statutes:

5.1 Month-to-Month Tenancies

Texas Property Code §91.001 requires that a month-to-month tenancy be terminated or modified by either party with at least one full rental period's advance notice. For a monthly tenancy, this means 30 days' written notice before the rent increase takes effect. The 30-day period runs from the date written notice is delivered — not from the date it is mailed. Example: if rent is due on the 1st and the landlord delivers written notice of a rent increase on September 10, 2026, the earliest the increase can take effect is November 1, 2026 (because October 1 is only 21 days after notice delivery, less than 30 days).

There is no percentage limit, no CPI formula, no government form, and no agency to notify. A 30-day notice of a $500/month rent increase is legally equivalent to a 30-day notice of a $5/month increase under Texas law.

5.2 Fixed-Term Leases

For fixed-term leases (annual or other), a rent increase cannot be imposed mid-term without the tenant's written consent. At the end of the term, the landlord offers a renewal at any new rent — there is no required advance-notice period beyond whatever the existing lease's renewal clause specifies (if any). If the tenant declines the new terms and the lease expires, the landlord may proceed under the holdover provisions or serve a Notice to Vacate.

5.3 No Comparison Disclosure or Reason Required

Unlike New York City's Rent Guidelines Board (which sets allowable increases for rent-stabilized units and requires landlords to use specific renewal forms), or California's AB 1482 (which requires a compliant notice format citing the statute), Texas has no rent increase form, no disclosure requirement citing a statutory basis, and no requirement to justify the amount of the increase. The landlord's written notice simply states the new rent amount and the effective date. Period.

6. Landlord Entry Notice in Texas

Texas Property Code does not specify a fixed minimum notice period for routine landlord entry to make repairs or inspections, in contrast to California (24 hours; Civil Code §1954), Florida (12 hours; F.S. §83.53), Oregon (24 hours; ORS §90.322), or Washington (2 days). Texas applies a "reasonable notice under the circumstances" standard.

What Texas courts and industry practice consider "reasonable":

• Emergency repairs (burst pipe, electrical fire, gas leak): no advance notice required; landlord may enter immediately
• Routine maintenance (HVAC filter change, appliance repair): 24–48 hours' advance notice is considered industry-standard and is defensible; many DFW property management companies include a 24-hour lease clause
• Scheduled inspections (move-out walkthrough, annual inspection): 24–48 hours' advance written notice is customary; longer notice is courteous but not legally required
• Showing the unit to prospective tenants: at least 24 hours' verbal or written notice; entering without notice during a tenancy to show the unit to prospective tenants risks a quiet-enjoyment claim

Texas Property Code §92.0081 addresses the distinct issue of illegal lockout — changing locks, removing the tenant's property, or otherwise cutting off access without a court order. A landlord who commits an illegal lockout is liable for actual damages + $1,000 + attorney fees. The lockout prohibition applies regardless of whether the tenant owes rent. Even in the middle of an eviction proceeding, the landlord cannot self-help.

Best practice: include a lease clause specifying 24-hour advance written notice for non-emergency entry. This prevents disputes, documents the entry standard for both parties, and reinforces the landlord's professionalism — a factor courts weigh in quiet-enjoyment and retaliation claims.

7. City-by-City Analysis — 14 DFW Metroplex Markets

7.1 Dallas

Population: ~1.3 million (city proper); Dallas County ~2.6 million. JP Court: Dallas County JP Courts (multiple precincts; precinct by address at dcad.org). Rent control: None; §250.007 prohibits it.

Dallas is the largest city in Texas and the economic anchor of the metroplex. Its rental market is one of the most stratified: the Uptown/Victory Park/Turtle Creek neighborhoods command premium rents ($1,800–$3,500+/month for Class A 1BR) driven by proximity to the Dallas Arts District, Highland Park Village, and the central business district's financial and legal employer base. Midtown Dallas, Deep Ellum, Lower Greenville, and Oak Lawn offer mid-range urban apartments ($1,200–$2,000). Oak Cliff, South Dallas, and East Dallas provide working-class and affordable housing ($750–$1,200 for older stock). The northern Dallas suburbs and edge-city neighborhoods (Addison, Lake Highlands) span $1,000–$1,600 for standard 1BR units.

Major employers anchoring Dallas rental demand:

• AT&T Inc. (global HQ; 208 S Akard St, Dallas TX 75202; relocated from San Antonio; ~230,000 global employees; downtown and adjacent neighborhood demand; corporate roles $70,000–$300,000+ anchor Uptown/Victory Park premium)
• UT Southwestern Medical Center (5323 Harry Hines Blvd, Dallas TX 75390; Level I Trauma; ~20,000 employees; top 20 US medical school; medical resident and faculty housing demand in Medical District, Oak Lawn, Uptown)
• Children's Medical Center Dallas (1935 Medical District Dr; Level I Pediatric Trauma Center; ~8,000 employees; Parkland Memorial Hospital adjacent)
• Southwest Airlines (global HQ; 2702 Love Field Dr, Dallas TX 75235; ~67,000 employees nationwide; Love Field area and Northwest Dallas residential demand)
• Tenet Healthcare (13737 Noel Rd, Dallas TX 75240; Fortune 500; hospital management; ~110,000 US employees)
• Dallas Independent School District (DISD) (~22,000 employees; ~145,000 students; largest urban school district in Texas; teacher and staff housing demand across all Dallas neighborhoods)
• JPMorgan Chase (major Dallas operations; Frisco campus supplements Dallas footprint; financial services anchor for Uptown/downtown)
• Baylor Scott & White Health (multiple Dallas hospitals; ~50,000+ system-wide employees; major medical employment driver)

2026 Dallas rent ranges: Uptown/Victory Park 1BR $1,500–$2,500 / 2BR $2,200–$3,600; Deep Ellum/Lower Greenville 1BR $1,200–$1,900 / 2BR $1,600–$2,600; North Dallas suburbs 1BR $1,000–$1,500 / 2BR $1,400–$2,000; Oak Cliff/South Dallas 1BR $750–$1,200 / 2BR $950–$1,600.

7.2 Fort Worth

Population: ~1.0 million (5th-largest city in Texas; one of the fastest-growing large cities in the US). JP Court: Tarrant County JP Courts. Rent control: None.

Fort Worth is culturally and economically distinct from Dallas, anchored by defense-aerospace, rail, oil-and-gas services, and a strong healthcare sector rather than finance and technology. The Near Southside (Magnolia Avenue corridor), West 7th, and Cultural District neighborhoods have gentrified significantly since 2015, attracting young professionals and artists. Downtown and Camp Bowie are transitioning. The stockyards district (Cowtown) draws tourism employment. Outer Fort Worth — Arlington Heights, Ridglea, Como, Polytechnic — provides substantial working-class and Section 8 rental inventory at $750–$1,100/month.

Major employers anchoring Fort Worth rental demand:

• American Airlines Group (global HQ; 1 Skyview Dr, Fort Worth TX 76155; near DFW Airport; ~30,000 DFW-area employees; largest global airline by revenue passengers; relocated HQ from New York City to Fort Worth in 2011; HQ-adjacent communities: Euless, Hurst, Bedford, Grapevine, Irving; pilot/crew housing demand in these midcities)
• Lockheed Martin Aeronautics (1 Lockheed Blvd, Fort Worth TX 76108; ~16,000 Fort Worth area employees; F-35 Lightning II production (world's largest defense program at ~$400B lifetime); aerospace engineering drives west Fort Worth (White Settlement, Lake Worth, Saginaw) and Euless/Bedford rentals; contractor workforce supplements direct employment by 2–3×)
• BNSF Railway (2650 Lou Menk Dr, Fort Worth TX 76131; ~36,000 US employees; one of North America's two largest Class I railroads; Fort Worth HQ since the Burlington Northern Santa Fe merger in 1995; rail operations center and corporate staff generate sustained multi-income-level housing demand in north Fort Worth and Saginaw)
• Alcon Laboratories (6201 S Freeway, Fort Worth TX 76134; global HQ; ~20,000 global employees; eye surgery / contact lens / ophthalmology leader; spun off from Novartis 2019; Fort Worth and south Tarrant County demand)
• TPG Inc. (global HQ; 301 Commerce St, Fort Worth TX 76102; private equity firm; $200B+ AUM; relatively small direct employment but generates high-income demand for premium rentals)
• Cook Children's Health Care System (801 7th Ave, Fort Worth TX 76104; ~6,000 employees; pediatric healthcare system; Near Southside / West 7th medical professional housing)
• Texas Christian University (TCU) (2800 S University Dr, Fort Worth TX 76129; ~11,000 enrollment; ~3,000 employees; generates off-campus apartment demand in the College Hill / Camp Bowie / Hulen neighborhoods; housing for graduate students, adjunct faculty, and university staff)
• JPS Health Network (1500 S Main St, Fort Worth TX 76104; Tarrant County's public hospital; ~6,000 employees; Level I Trauma Center; largest healthcare employer in the urban core)

2026 Fort Worth rent ranges: Near Southside/West 7th 1BR $1,100–$1,900 / 2BR $1,500–$2,600; Downtown/Cultural District 1BR $1,100–$1,800; North Fort Worth (Alliance, Heritage Trace) 1BR $1,200–$1,700; West/Southwest Fort Worth 1BR $900–$1,300; Outer neighborhoods 1BR $700–$1,100.

7.3 Arlington

Population: ~400,000 (largest US city without a commuter rail system). JP Court: Tarrant County JP Courts. Rent control: None.

Arlington sits at the geographic midpoint of the DFW metroplex between Dallas (25 miles east) and Fort Worth (15 miles west). Its identity is built around sports and entertainment anchors — AT&T Stadium (home of the Dallas Cowboys; 300 E Randol Mill Rd), Globe Life Field (home of the Texas Rangers; 734 Stadium Dr), and Six Flags Over Texas. The University of Texas at Arlington (UTA) is the largest tenant-generating employer in the city and one of the largest campuses in the UT System. The western I-20 corridor hosts significant industrial and logistics employment.

Major Arlington employers: University of Texas at Arlington (UTA; 701 S Nedderman Dr; ~45,000 enrollment; ~5,000 employees; one of the most ethnically diverse large universities in the US; generates student apartment demand in the northeast Arlington university district — 1BR $700–$1,000 near campus); Texas Health Resources (920 W Magnolia Ave; major hospital system; ~22,000 system-wide employees; Medical Center Drive corridor); General Motors Financial / GM Financial (801 Cherry St, Fort Worth — located on the Fort Worth/Arlington line; ~9,000 employees; auto finance; employee demand in central Arlington and the midcities); Arlington Independent School District (AISD; ~12,000 employees; ~60,000 students). Proximity to AT&T Stadium and Globe Life Field generates hospitality employment (seasonal and permanent) in the Sports District near I-30 and Collins St.

2026 Arlington rent ranges: Sports/Entertainment District (near AT&T Stadium) 1BR $1,000–$1,600; UTA campus area 1BR $700–$1,100 (student market, high turnover); North Arlington (near I-820) 1BR $900–$1,400; Suburban east Arlington 1BR $850–$1,300.

7.4 Plano

Population: ~290,000 (northeast Dallas County / southwest Collin County). JP Court: Primarily Collin County JP Courts; verify address. Rent control: None.

Plano is the suburban corporate capital of North Texas. The Legacy West development anchored by Toyota Motor North America, JPMorgan Chase, Liberty Mutual, Frito-Lay, and Ericsson has transformed a former bedroom suburb into one of the densest concentrations of Fortune 500 corporate campuses in the US outside of Manhattan, Midtown Atlanta, or Silicon Valley. The median household income in Plano consistently ranks among the highest of any large US city (typically top 5 among cities with 200,000+ population), which underpins demand for Class A multifamily and townhome rentals in the $1,400–$2,500/month range.

Major Plano employers driving rental demand:

• Toyota Motor North America (6565 Headquarters Dr, Plano TX 75024; ~2,400 Plano campus employees + ~9,000 DFW area; relocated global NA HQ from Torrance CA + New York in 2017; disciplines: automotive engineering, finance, legal, marketing, supply chain; median salary $85,000–$250,000+; anchors Legacy West luxury apartment demand)
• JPMorgan Chase (8181 Communications Pkwy, Plano TX 75024; ~8,000+ employees; major operations and technology campus; generates $70,000–$150,000 salary demand for northeast Plano and Stonebriar neighborhoods)
• Frito-Lay North America (7701 Legacy Dr, Plano TX 75024; PepsiCo subsidiary; Fortune 500 division; ~500 HQ corporate employees + manufacturing footprint statewide; Lay's and Doritos brand HQ)
• Dr Pepper Keurig (5301 Legacy Dr, Plano TX 75024; major Plano office for the beverage conglomerate; Dr Pepper brand's historical Texas roots)
• Ericsson North America (6300 Legacy Dr, Plano TX 75024; Swedish telecom infrastructure; major North American engineering campus; contributes to Plano's "Telecom Corridor" adjacent to Richardson)
• Cinemark Theatres (3900 Dallas Pkwy, Plano TX 75093; corporate HQ; ~5,000 corporate employees + nationwide theater operations)
• Pizza Hut corporate (7100 Corporate Dr, Plano TX 75024; Yum! Brands subsidiary; brand headquarters; ~500 corporate staff)
• Plano Independent School District (PISD) (~7,000 employees; ~55,000 students; one of the top-rated large ISDs in Texas; teacher and administrative staff housing demand across Plano)

2026 Plano rent ranges: Legacy West/North Plano (75024) 1BR $1,600–$2,100 / 2BR $2,100–$2,800 / luxury $2,500–$3,500+; Central Plano 1BR $1,200–$1,700 / 2BR $1,600–$2,200; South Plano 1BR $1,000–$1,500 / 2BR $1,400–$1,900.

7.5 Garland

Population: ~250,000 (East Dallas County). JP Court: Dallas County JP Court, Precinct 2 (East Dallas County). Rent control: None.

Garland occupies the eastern edge of Dallas County, bordered by Lake Ray Hubbard to the east — a major recreational amenity that generates lakefront rental premium in the Duck Creek and East Garland corridor. The city's industrial base includes electronics, machinery, and distribution. Garland's rental market is one of the most affordable in the inner DFW ring, with significant working-class and immigrant-community housing stock. The Garland Independent School District (GISD; ~7,500 employees; ~54,000 students) is the anchor institutional employer. Lake Highlands (northeast Dallas, bordering Garland) adds demand spillover. The DART Blue Line light rail connects Garland (Downtown Garland station, Buckingham station, Forest/Jupiter station, Lakeview/Rowlett station) to downtown Dallas, making auto-free commuting viable for the first time and modestly lifting rents within a half-mile of stations.

2026 Garland rent ranges: Lake Ray Hubbard lakefront 1BR $1,000–$1,500; Central Garland 1BR $900–$1,300 / 2BR $1,100–$1,600; West Garland (near Richland Hills DART) 1BR $850–$1,200; Working-class east Garland 1BR $700–$1,000.

7.6 Irving

Population: ~256,000 (West Dallas County). JP Court: Dallas County JP Court, Precinct 5 (West Dallas County). Rent control: None.

Irving hosts two of the most distinctive rental demand drivers in the entire DFW metro: DFW International Airport and the Las Colinas master-planned business district. DFW Airport (between Irving and Grapevine; ~70,000+ on-site workers from airlines, concessions, ground handling, logistics, and airport authority operations) generates diverse housing demand across the wage spectrum. Las Colinas — anchored by McKesson Corporation (Fortune 4; ~30,000+ US employees), Fluor Corporation (Fortune 500; engineering), Celanese Corporation (Fortune 500; specialty chemicals), Kimberly-Clark (Kleenex/Huggies; consumer goods), and Michaels Companies (arts-and-crafts retail HQ) — generates high-income professional demand for the 1,200+ acres of office park adjacent to Lake Carolyn and the Urban Center mixed-use development. See the Irving TX rent increase 2026 page for full Irving-specific detail.

2026 Irving rent ranges: Las Colinas/Valley Ranch 1BR $1,400–$1,700 / 2BR $1,700–$2,200; DFW Airport corridor 1BR $1,000–$1,400; Central/West Irving 1BR $850–$1,200.

7.7 Frisco

Population: ~250,000 (Collin County / portions Denton County). JP Court: Primarily Collin County JP Courts; Denton County for northwest portions. Rent control: None.

Frisco is the most prominent symbol of DFW growth economics — it was the fastest-growing city in the United States (by absolute population addition) for multiple years in the 2010s, growing from 33,000 residents in 2000 to over 250,000 today. The city's rental market is predominantly Class A new-construction multifamily (built 2010–2026) at the higher end of the DFW price band. Sports and entertainment anchors drive both direct employment and ancillary housing demand: The Star at Frisco (One Cowboys Way; the Dallas Cowboys' world headquarters, practice facility, and entertainment campus; ~500+ full-time Cowboys organization employees; multiple hotels, restaurants, and retail tenants generating thousands of additional hospitality and service jobs); PGA of America HQ (1916 Champions Blvd; relocated from Palm Beach Gardens FL; professional golf's governing body for US club professionals); FC Dallas (Toyota Stadium; MLS; sports employment). The Frisco Independent School District (FISD; ~12,000 employees; ~65,000 students) is one of the largest and fastest-growing ISDs in Texas. Oracle has a significant Frisco campus (7460 Warren Pkwy), as does Toyota (supporting teams near the Plano campus).

2026 Frisco rent ranges: The Star/North Frisco luxury corridor 1BR $1,700–$2,400 / 2BR $2,200–$3,200; Mid-Frisco (Eldorado Pkwy / Main St corridor) 1BR $1,400–$1,900 / 2BR $1,900–$2,600; South Frisco (Preston Rd) 1BR $1,300–$1,700.

7.8 McKinney

Population: ~215,000 (Collin County seat). JP Court: Collin County JP Courts. Rent control: None.

McKinney has ranked among Money magazine's and CNN Money's "Best Places to Live" lists multiple times — a designation driven by its historic downtown (McKinney's 19th-century courthouse square and brick-street shopping district is one of the most intact Victorian commercial downtowns in Texas), highly rated public schools, and relatively affordable housing compared to Plano and Frisco. The rental market is growing rapidly as McKinney absorbs spillover from Plano and Frisco's rising prices. The Raytheon Technologies McKinney engineering campus employs hundreds of defense and aerospace engineers. Encore Wire (1329 Millwood Rd, McKinney TX 75069; NYSE: WIRE; Fortune 500-adjacent electrical wire manufacturer; ~800+ employees; major McKinney industrial employer) anchors the manufacturing segment. The McKinney National Airport (TKI; general aviation reliever for DFW) generates pilot and aviation-tech employment demand. McKinney Independent School District (~6,300 employees; ~31,000 students).

2026 McKinney rent ranges: Historic Downtown/Craig Ranch 1BR $1,400–$1,900 / 2BR $1,900–$2,500; Mid-McKinney 1BR $1,200–$1,600 / 2BR $1,600–$2,200; Outer McKinney 1BR $1,000–$1,400.

7.9 Denton

Population: ~150,000 (Denton County seat). JP Court: Denton County JP Courts. Rent control: None.

Denton is the university anchor of the DFW metro's northern frontier. Two large state universities define the rental market: University of North Texas (UNT) (1155 Union Circle, Denton TX 76203; ~40,000 enrollment; ~5,000 employees; one of Texas's three flagship research universities; College of Music is internationally renowned) and Texas Woman's University (TWU) (304 Administration Dr, Denton TX 76204; ~16,000 enrollment; ~1,500 employees; the largest woman-focused public university in the US — now substantially coed). The combined student and university-employee population creates a rental market very different from other DFW cities: high turnover, strong demand for 2-bedroom and 4-bedroom shared housing near campus (on and near Oak St, Locust St, and the I-35E corridor), and low but stable base rents. Denton's independent music scene (Live Oak Music Festival, the Square, Rubber Gloves) and arts community also attract creative-class residents who prefer Denton's rents over Frisco or Plano prices. The Denton Independent School District (~6,000+ employees) is the largest non-university employer.

2026 Denton rent ranges: Campus-area (UNT/TWU vicinity) 1BR $800–$1,200 / shared 4BR $350–$550 per bedroom; Downtown Denton 1BR $900–$1,400; Outer Denton/I-35 corridor 1BR $900–$1,300 / 2BR $1,100–$1,600; New construction north Denton 1BR $1,300–$1,700.

7.10 Grand Prairie

Population: ~200,000 (split Dallas/Tarrant County). JP Court: Dallas County JP or Tarrant County JP depending on address. Rent control: None.

Grand Prairie occupies the midcities corridor between Dallas and Fort Worth, uniquely straddling both Dallas County (eastern half) and Tarrant County (western half). Its rental market is predominantly working-class and service-sector, anchored by proximity to DFW Airport (8 miles northwest), the Epic Waters Indoor Waterpark (2970 Epic Place; one of the largest indoor waterparks in Texas; ~350 employees), and the Lone Star Park horse-racing track. Industrial and logistics employment on I-30 (near the Continental Divide area) and along SH 161 drives demand from warehouse and distribution workers. The Grand Prairie Independent School District (GPISD; ~8,000 employees; ~28,000 students) is a significant institutional employer. Grand Prairie offers some of the lowest Class B and Class C multifamily rents in the DFW core — making it important for understanding the affordability floor of the metro.

2026 Grand Prairie rent ranges: North Grand Prairie (near DFW Airport) 1BR $950–$1,300; Central/West Grand Prairie 1BR $800–$1,200 / 2BR $1,000–$1,500; Industrial corridor 1BR $750–$1,100.

7.11 Mesquite

Population: ~145,000 (Southeast Dallas County). JP Court: Dallas County JP Court (East Dallas County). Rent control: None.

Mesquite occupies the southeastern corner of Dallas County along I-635 (LBJ Freeway) and US-80, with strong logistics and industrial employment driven by proximity to i-20 and the major distribution corridors radiating from Dallas. The Mesquite Rodeo (1818 Rodeo Dr; "The Rodeo Capital of Texas"; iconic weekly professional rodeo; significant tourism and seasonal employment) remains one of the city's cultural anchors. The Mesquite Independent School District (MISD; ~8,000 employees; ~40,000 students) is the largest employer. Mesquite's rental market caters primarily to working-class, logistics-sector, and entry-level professional renters — it is one of the most affordable Core DFW markets for landlords seeking working-class tenant demographics. Vacancy rates have historically been moderate to slightly elevated compared to Plano/Frisco, reflecting softer demand growth relative to North Dallas.

2026 Mesquite rent ranges: West Mesquite (near US-80 / Garland border) 1BR $900–$1,300; Central Mesquite 1BR $800–$1,200 / 2BR $1,050–$1,500; East Mesquite 1BR $750–$1,100.

7.12 Carrollton

Population: ~135,000 (split Dallas/Denton County). JP Court: South Carrollton — Dallas County JP; North Carrollton — Denton County JP. Rent control: None.

Carrollton has one of the most distinctive demographic profiles in the DFW metro: it hosts one of the largest Korean American communities in Texas, concentrated in the Josey Lane / Belt Line Road / Hebron Pkwy corridor (historically called "Korea Town" by DFW Korean American residents), with dozens of Korean restaurants, churches, supermarkets (H Mart, Lotte Market), and professional service businesses. This creates sustained demand from Korean American families and businesses relocating from coastal metros (LA's Koreatown, New York's Flushing). The Dallas Area Rapid Transit (DART) Blue Line serves Carrollton (George Bush Turnpike, Trinity Mills, and Belt Line stations), enabling car-free commutes to downtown Dallas for the first time and driving transit-oriented development around the stations. The Carrollton-Farmers Branch Independent School District (CFBISD; ~7,000 employees; ~25,000 students) is a major local employer. Wolfe Nurseries (national garden center chain), Fujitsu (technology), and Celanese (chemical; overflow from Irving HQ) have Carrollton offices.

2026 Carrollton rent ranges: DART station-adjacent (transit corridor premium) 1BR $1,100–$1,600; Korean American corridor (Josey/Belt Line) 1BR $1,000–$1,400; North Carrollton (Denton County side) 1BR $1,000–$1,500 / 2BR $1,350–$1,900; South Carrollton 1BR $950–$1,300.

7.13 Richardson

Population: ~120,000 (split Dallas/Collin County). JP Court: Dallas County JP (most of Richardson); Collin County JP (northeast portions). Rent control: None.

Richardson is the historic "Telecom Corridor" — a stretch of US-75 (Central Expressway) from Forest Lane to Campbell Road that in the 1980s and 1990s hosted Nortel Networks, Ericsson, Nokia, Fujitsu, Samsung, and dozens of other telecommunications technology companies. The corridor has evolved (some telecom firms departed, but tech employment remains concentrated) and today includes AT&T Engineering operations, Fujitsu Network Communications, and the University of Texas at Dallas (UTD; 800 W Campbell Rd, Richardson TX 75080; ~29,000 enrollment; ~5,000 employees; strong engineering and computer science programs; Tier One research university). UTD drives student and faculty rental demand in the Jupiter Rd / Campbell Rd / Arapaho Rd corridors. The Richardson Independent School District (RISD; ~8,000 employees; ~40,000 students) is one of the largest ISDs in Dallas County.

2026 Richardson rent ranges: Telecom Corridor (near US-75) 1BR $1,100–$1,700; UTD area 1BR $1,000–$1,500; Suburban Richardson 1BR $1,000–$1,450 / 2BR $1,400–$2,000.

7.14 Lewisville

Population: ~110,000 (Denton County). JP Court: Denton County JP Courts. Rent control: None.

Lewisville sits at the I-35E/SH 121 interchange in central Denton County, positioned between Carrollton (south), Flower Mound (west), and The Colony (north). Lewisville Lake — a major recreational reservoir created by the US Army Corps of Engineers — provides waterfront and near-water rental premiums in the Pier 121 and Lake Park communities. The city's population includes significant numbers of DFW Airport workers (30 minutes north of the airport without traffic), Toyota and Plano corporate employees commuting south, and university students from UNT and TWU using I-35E. The Lewisville Independent School District (LISD; ~12,000 employees; ~55,000 students; one of the 10 largest ISDs in Texas) is the city's anchor employer. GameStop (formerly headquartered in Grapevine, relocated some operations), Varsity Brands, and several Denton County medical facilities (Medical City Lewisville; 500 W Main St; ~1,500 employees) supplement the employment base.

2026 Lewisville rent ranges: Lewisville Lake corridor 1BR $1,000–$1,500; Main St/Downtown Lewisville 1BR $950–$1,350; Suburban Lewisville 1BR $900–$1,350 / 2BR $1,200–$1,750; Near I-35E logistics corridor 1BR $850–$1,200.

8. DFW Rent Ranges 2026 — Summary Table

9. The 10 Costliest DFW Landlord Mistakes in 2026

1. Missing the 30-day deposit return deadline. The §92.109 penalty is the single biggest financial risk in Texas landlord law — 3× deposit + $100 + actual damages + attorney fees. Calendar the deadline the moment the tenant vacates and provides an address. There is no grace period and no cure-after-the-fact mechanism.
2. Failing to provide an itemized deduction statement. Returning a check for a reduced amount without a written itemized statement triggers the §92.109 bad-faith presumption. The statement must accompany the partial return, not arrive separately weeks later.
3. Deducting for normal wear and tear. §92.104 prohibits it. Judges in JP Court and County Court at Law are experienced with this defense. Carpet worn thin from years of normal foot traffic, minor wall scuffs, and faded paint are not deductible. Document move-in condition thoroughly (dated photos, signed condition checklist) so the comparison is unambiguous.
4. Filing the FED in the wrong county's JP Court. Cities that straddle county lines (Grand Prairie, Carrollton, Frisco, Richardson) require address-level verification. A filing in Dallas County JP for a Tarrant County address is invalid and must be refiled, adding 3–6 weeks to the eviction timeline.
5. Serving the 3-Day Notice incorrectly. Texas §24.005 is specific about delivery methods. Leaving the notice under the door (not affixed to the interior of the main entry door), texting it, or emailing it are not valid service. If the notice is later challenged at the JP hearing and found defective, the entire case must be restarted.
6. Attempting a self-help eviction. Changing locks, removing the tenant's possessions, cutting off utilities, or otherwise interfering with possession without a court-issued Writ of Possession is illegal under Texas Property Code §92.0081. Liability: actual damages + $1,000 + attorney fees — and the tenant may obtain an emergency TRO restoring possession within hours.
7. Failing to account for the county-line split in eviction filings. Grand Prairie (Dallas/Tarrant split), Carrollton (Dallas/Denton split), and Frisco (Collin/Denton split) are the highest-risk cities for this error. Always verify county of record via the relevant appraisal district website before filing.
8. Misunderstanding the 3-Day Notice as a "pay or quit." Texas's 3-day notice demands vacancy — it does not offer the tenant a statutory cure right. A landlord who accepts payment after the notice period expires without formally rescinding the notice is in a legally ambiguous position. If you accept payment and intend to continue the tenancy, rescind the notice in writing. If you proceed to file the FED after accepting payment, you may face a waiver defense.
9. Omitting a forwarding-address clause in the lease. The §92.103 30-day return clock does not begin until the tenant provides a forwarding address. A lease clause requiring the tenant to provide a forwarding address in writing before or on move-out date reduces disputes about when the clock started. Without it, a tenant who leaves without an address can complicate deposit-return timing.
10. Raising rent mid-lease without written consent. Texas law does not permit unilateral rent increases during a fixed-term lease. A landlord who attempts to raise rent mid-term on a 12-month lease faces a breach of contract claim, and the tenant may terminate and sue for damages. The 30-day notice right under §91.001 applies to month-to-month tenancies only.

10. 10-Step DFW Landlord Compliance Checklist

• Confirm no rent control applies — Texas §250.007 (SB 1780 2023) is absolute; verify property is in Texas and no federal emergency-housing subsidy program imposes separate rent rules (LIHTC, HCV/Section 8 HAP contract)
• Document move-in condition with dated photographs and a signed condition checklist. Both parties sign; retain indefinitely. This is the foundation of all future deposit deduction determinations.
• Collect the security deposit and document amount, date, and form of payment. Texas has no separate-account or escrow requirement (unlike Florida), but keeping deposits in a dedicated account avoids commingling disputes.
• Calendar the deposit return deadline: 30 days after BOTH (a) tenant surrenders possession AND (b) tenant provides forwarding address. Set a reminder at day 20 — do not wait until day 29.
• For month-to-month tenancies: serve written rent increase notice at least 30 days before effective date (Texas §91.001). For fixed-term leases: offer renewal terms at new rent before the lease expires — no mid-term increases without tenant written consent.
• For entry: adopt a 24-hour advance notice standard (no Texas minimum, but 24 hours is industry practice and avoids quiet-enjoyment disputes). Include the notice period in the lease.
• For nonpayment: serve 3-Day Notice to Vacate (Texas §24.005) by one of the four approved delivery methods. Calendar the exact 3-day expiration. Do not accept rent after the notice period without rescinding the notice in writing.
• File FED petition in the correct county's JP Court: verify county assignment by address at dcad.org (Dallas), tad.org (Tarrant), or the relevant county CAD. Pay filing fee (~$100–$150). Appear at the hearing — failure to appear results in dismissal.
• After JP judgment, monitor the 5-day appeal window. If tenant appeals with bond, prepare for County Court at Law hearing. If no appeal, request Writ of Possession and coordinate constable lockout.
• At move-out: complete deposit accounting within 30 days with full itemized statement; send balance (or statement showing full deduction) by traceable means; retain receipt. If deposit was fully consumed, send the $0 balance statement with itemized accounting anyway — this protects against bad-faith presumption.

11. Frequently Asked Questions

12. Related Resources

• Texas Landlord-Tenant Law — Texas Property Code §92 Complete Guide 2026
• Texas Rent Control Preemption — LGC §214.902 to §250.007 History and Current Law
• Irving TX Rent Increase 2026 — McKesson Fortune 4, DFW Airport, Las Colinas
• Plano TX Rent Increase 2026 — Toyota North America HQ, JPMorgan Chase, Legacy West
• Arlington TX Rent Increase 2026 — UTA, AT&T Stadium, Globe Life Field
• Garland TX Rent Increase 2026 — Lake Ray Hubbard, DART Blue Line, GISD
• Frisco TX Rent Increase 2026 — The Star, PGA of America, Oracle Campus, FISD
• McKinney TX Rent Increase 2026 — Historic Downtown, Raytheon, Encore Wire
• Denton TX Rent Increase 2026 — University of North Texas, Texas Woman’s University
• Dallas TX Rent Increase 2026 — AT&T HQ, Southwest Airlines, UT Southwestern
• Fort Worth TX Rent Increase 2026 — American Airlines HQ, Lockheed Martin F-35, BNSF Railway
• Eviction Process Timeline by State 2026