Why August Is a Sweet Spot for Sellers in Denton County

By Robert Wink, Realtor – Coldwell Banker Realty, DFW North

As the dog days of summer settle over Denton County, savvy sellers know August isn’t just summertime—it’s a strategic window to maximize visibility and value. Here’s why August presents a compelling opportunity to list—and sell—your home.

1. Optimal Market Activity & Buyer Motivation

August sits in the sweet spot between brisk spring demand and the slower fall/winter months. Families are still on summer break, making showings easier—and buyers are motivated to settle before the school year kicks in.

Local Snapshot: Denton County in August 2025

• Median Sales Price: $459,800

• Average Days on Market: 50 days

• Active Listings: 5,888

• Months of Inventory: 5.0

This balanced inventory—with around five months of supply—means sellers can still command attention, especially with the right pricing and presentation.

2. High Buyer Engagement During Summer

Summer showcases homes at their best. Gardens flourish, daylight stretches longer for showings, and buyers—especially those with kids—can tour homes with ease. August continues to offer strong engagement before interest wanes in fall.

3. Resilient Pricing in a Cooling Market

Though the broader DFW market is softening, certain segments show resilience:

• Over the past year, Denton County experienced moderate price declines (~3.1%) but a healthy increase in homes sold—up 11.1% year over year in June—showing buyer activity remains strong.

• Across DFW, the luxury segment continues to appreciate while overall inventory grows, giving sellers who stand out room to thrive.

In short: well-marketed homes that show beautifully in August can still secure top dollar—especially as competition subsides heading into fall.

4. Seasonal Advantage in Curb Appeal

August’s long daylight and lush weather give sellers a natural advantage:

• Landscaping is at its prime—green lawns, blooming plants, and framed outdoor living spaces elevate snapshots and tours.

• Outdoor features—pools, patios, shade trees—shine when the temperature is high and evenings stay bright.

Staging and prepping now can make your property look warm, inviting, and move-in ready.

5. Countering Market Cooling with Strategy

Macro trends show Denton County shifting toward a more balanced or buyer-leaning market, with rising inventory and price adjustments. To stand out:

• Price strategically—list competitively from the outset to attract attention.

• Present impeccably—professional photos, strong curb appeal, and quick response times matter.

• Act with urgency—August may be your last stretch of strong demand before fall slowdown.

Let’s Summarize: Why August Works for Sellers

Ready to Sell in August? Let’s Make It Count

August might be late summer, but it’s still prime selling season—for sellers equipped with strategy. Here’s how I help:

1. Competitive Pricing Strategy — based on timely comps & local data.

2. High-Impact Marketing — professional staging, media, and listing presentations.

3. Maximized Exposure — targeting serious buyers while inventory remains balanced.

4. Professional Guidance — ensuring fast, smooth, and confident negotiations.

If you’re considering selling in Denton County, now is the moment to act.

Reach out to me, Robert Wink—Coldwell Banker Realty. We’ll be summer-smart and sell strong.

Luxury Spotlight: $1M-Plus Homes in Southlake, Argyle & Flower Mound

Presented by Robert Wink, Realtor – Coldwell Banker Realty | Global Luxury

Luxury real estate in Denton and Tarrant Counties is defined by elegance, exclusivity, and unmatched lifestyle amenities. Southlake, Argyle, and Flower Mound each offer their own version of $1M+ living—whether you’re looking for sophisticated urban convenience, private country estates, or lakeside luxury.

Below, explore a curated collection of current Coldwell Banker Realty Global Luxury listings, complete with photographs and direct access to property details.

Southlake: Refined Luxury Living

📍 Southlake, Texas
💲 Price: $1,945,000

Highlights:

• Welcome to luxury living in the highly sought-after Foxborough community of Southlake.

• Ideally located just steps from Southlake Town Square’s premier dining, shopping, and entertainment, this beautifully maintained home offers the perfect blend of style, comfort, and functionality.

• The home features an open-concept layout with updated windows throughout, fresh neutral paint, and rich hardwood flooring. The spacious kitchen includes a large central island and opens seamlessly to the family room and breakfast area, all overlooking the lushly landscaped backyard oasis.

• Outdoors, enjoy a private retreat with a sparkling pool with spa, outdoor kitchen, and ample space for entertaining.

• Upstairs features include a spacious game room with built-in bar and a dedicated media room with a recently replaced projector.

• An oversized 3-car garage with gated driveway.

🔗 View Full Listing Here

Argyle: Country Elegance Meets Modern Comfort

📍 Argyle, Texas
💲 Price: $1,699,000

Highlights:

• Nestled on nearly 3 acres & set back from the road for ultimate privacy, this phenomenal north-facing, two-story custom home is surrounded by mature trees & offers breathtaking sunset views from the back patio. Built with durable 2×6 construction, this one-of-a-kind private compound blends timeless craftsmanship with modern luxury.

• Home Highlights: Bedrooms & Bathrooms: Featuring 4 spacious bedrooms & 4 full bathrooms, this home provides generous accommodations for both family and guests.

• Architectural Elegance: Thoughtfully designed with a harmonious blend of classic and contemporary styles, showcasing exceptional attention to detail throughout.

• Gourmet Kitchen: A chef’s dream, equipped with stainless appliances, custom cabinetry, and expansive countertops perfect for preparing meals or entertaining.

• Luxurious Primary Suite: A serene retreat offering a spa-like ensuite, walk-in closets, and sweeping views of the surrounding landscape.

• Entertainment & Living Spaces: Designed for both comfort and hosting, with inviting living and dining areas, space for a home theater, and expansive outdoor patios ideal for gatherings.

• Grounds & Outbuildings: Meticulously Landscaped Acreage: Enjoy the peace and privacy of beautifully maintained grounds, with room for outdoor recreation, gardening, or simply relaxing in nature.

• Private Gym Area: A dedicated fitness space ready for your equipment and active lifestyle.

• Accessory Dwelling Unit (ADU): A fully equipped additional living space—ideal for guests, extended family, or a home office.

• Sustainable Chicken Coop: Eco-conscious living with a functional coop and integrated rainwater harvesting system for garden irrigation.

• Garage Capacity: The barn includes garage space for up to four vehicles—perfect for car collectors or added storage.
  🔗 View Full Listing Here

Flower Mound: Contemporary Lakeside Sophistication

📍 Flower Mound, Texas
💲 Price: $2,700,000

Highlights:

• Exquisite French Provincial estate on almost 2 acres with a welcoming circle drive and the most amazing views in the area’s top-rated golf course communities – The Estates at Tour 18. The community is gated and guarded and offers one of the area’s most wonderful golf courses with a pro shop and casual restaurant.

• This magnificent home is nestled in a quiet cul-de-sac and offers lots of space with 4 large bedrooms, all ensuites – 4 full baths with oversized 4 plus garages.

• You will love entertaining family and friends with the spacious living room, family room, and large patio area with amazing views overlooking the fairway and golf green while sitting poolside!

• New roof, new HVACs, new pool equipment, paints, lighting, and flooring.

🔗 View Full Listing Here

Why Buyers Choose Southlake, Argyle & Flower Mound

• Southlake: Prestigious community, elite schools, and timeless estates.

• Argyle: Private country settings with luxury finishes and acreage options.

• Flower Mound: Lakeside recreation, modern homes, and prime resale value.

Whether you’re upgrading, relocating, or searching for a retreat, these $1M+ properties represent the pinnacle of North Texas living.

Start Your Luxury Home Tour Today

Coldwell Banker Realty’s Global Luxury program is designed to showcase the area’s finest homes with unparalleled marketing reach.

📩 Ready to schedule a private showing?

Contact Robert Wink – Coldwell Banker Realty, DFW Luxury Specialist for a curated portfolio of Southlake, Argyle, and Flower Mound luxury properties. 940.999.8988

First-Time Buyers: Top 5 Mistakes to Avoid in Denton County, Texas

By Robert Wink, Realtor – Serving Denton County & DFW North

Buying your first home is exciting—but in Denton County’s fast-paced market, it’s also easy to make costly mistakes. As a local realtor, I’ve seen first-time buyers fall into the same traps again and again. Here are the top five mistakes to avoid so you can start your homeownership journey with confidence.

1. Skipping Pre-Approval

Too many buyers fall in love with a home before confirming what they can actually afford. In Denton County’s competitive neighborhoods like Argyle, Flower Mound, or Trophy Club, a pre-approval letter is your ticket to the table. Without it, sellers may not even consider your offer.

Pro Tip: Get pre-approved (not just pre-qualified) before you start touring. It shows sellers you’re serious and gives you a clear budget.

2. Overlooking School Districts

Even if you don’t have kids, the school district impacts resale value. Homes in Argyle ISD, Northwest ISD, or Lewisville ISD often move faster and appreciate more.

Pro Tip: Always check which district a property is zoned for—it can mean the difference between a quick resale and sitting on the market.

3. Forgetting About Closing Costs

First-time buyers often budget only for the down payment, forgetting about closing costs (title fees, appraisal, inspections, and escrow). In Denton County, these typically range from 2%–5% of the purchase price.

Pro Tip: Ask your lender for an estimate upfront. In some cases, sellers may contribute toward closing costs—especially on new construction in Northlake, Roanoke, or Aubrey.

4. Skipping the Home Inspection

With bidding wars, some buyers are tempted to waive inspections to look stronger to sellers. That’s risky. From foundation cracks in older Denton homes to HVAC issues in newer builds, repairs can quickly eat into your budget.

Pro Tip: Always hire a licensed Texas inspector. Even in new construction, inspections can uncover missed items.

5. Letting Emotions Lead

It’s easy to picture yourself hosting family holidays in that Highland Village kitchen—but emotions can push buyers to overspend. Remember, this is both a financial and lifestyle decision.

Pro Tip: Set a firm budget, know your “must-haves” vs. “nice-to-haves,” and don’t let bidding wars drive you past your comfort zone.

Final Thoughts

Buying your first home in Denton County should be exciting—not stressful. With the right preparation, you’ll avoid common mistakes and make a confident investment in your future.

If you’re a first-time buyer considering Denton, Argyle, Flower Mound, Northlake, or Roanoke, let’s talk. I’ll walk you through the process step by step and help you avoid these pitfalls—so you can focus on finding the perfect home.

Robert Wink, Realtor — Denton County & DFW North

School Districts That Help Sell Homes in Denton County, Texas

By Robert Wink, Realtor — DFW North

When buyers shop Denton County, school districts are often the tiebreaker—impacting both day-one demand and long-term resale. Here’s a quick, data-driven guide you can use while house-hunting. All ratings below are from the Texas Education Agency’s A–F system (via TXSchools.gov and district releases, accessed Aug 19, 2025).

Quick Scorecard (TEA Overall District Ratings)

• Argyle ISD — A (91). Serves most of Argyle plus parts of Flower Mound (Canyon Falls) and Northlake. txschools.gov

• Northwest ISD — B (89). Covers Northlake, Roanoke, Justin, parts of Trophy Club. nisdtx.org

• Lewisville ISD — B (81). Flower Mound, Highland Village, The Colony, parts of Lewisville/Castle Hills. txschools.gov

• Denton ISD — B (80). City of Denton, sections of Corinth, Shady Shores, Robson Ranch. txschools.gov

(Notes: TEA’s ratings are updated annually; TXSchools.gov is TEA’s official portal for scores and report cards.) txschools.govTexas Education Agency

What Makes These Districts “Sell” Homes

Argyle ISD (A, 91)

Why buyers like it: Small-district feel, consistently strong academics, competitive extracurriculars.
Communities to watch: Argyle proper, Canyon Falls (Flower Mound/Northlake), Harvest, The Ridge at Northlake.
Typical buyer profile: Move-up and luxury buyers prioritizing academics with newer master-planned amenities. txschools.gov

Northwest ISD (B, 89)

Why buyers like it: Big-district options (career academies, athletics) with fast new-build pipeline—good for equity growth.
Communities: Northlake, Roanoke, Justin; parts of Trophy Club share attendance with Carroll ISD just across the county line, so verify zoning per address. nisdtx.org

Lewisville ISD (B, 81)

Why buyers like it: Broad program menu (STEM, fine arts), stable performance; strong elementary options in Flower Mound and Highland Village that anchor resale.
Communities: Wellington/Bridlewood (Flower Mound), Castle Hills, Highland Shores. txschools.gov

Denton ISD (B, 80)

Why buyers like it: Choice/IB options, two major high schools, and value pricing vs. southern suburbs.
Communities: South Denton, Guyer zone pockets in Corinth and Shady Shores, Robson Ranch (55+). txschools.gov

Solid “Value” Districts Buyers Ask About

(Scores change year to year—use these as starting points and verify by campus.)

• Lake Dallas ISD – Serves Lake Dallas, parts of Corinth and Shady Shores; compact district with community feel and convenient I-35E access. Check campus TAPR/SRC for the latest. Lake Dallas ISD

• Aubrey ISD – Rapid growth around Hwy 380 with new schools; district reported a “B” under the updated TEA system when 2023 ratings were released in 2025. Great for newer builds at approachable prices. Aubrey ISD

• Little Elm, Sanger, Krum, Ponder, Pilot Point ISDs – Smaller districts with pockets of new construction and acreage; performance varies by campus—pull the campus report card before writing. Texas Education Agency

How to Use Ratings (Without Overusing Them)

• Drill down to the campus level. District grades are helpful, but buyers live by the assigned elementary/middle/high school. TXSchools.gov lets you check the exact campus tied to a listing’s address. txschools.gov

• Look beyond the overall letter. TEA also reports domain scores (Student Achievement, School Progress, Closing Gaps). A district with strong growth may be trending up—great for long-term value. Texas Education Agency

• Ratings ≠ fit. Magnet/IB, fine arts, CTE, or dual-language options can outweigh a one-point score difference for many families.

Where These Districts Overlap With Popular Home Searches

• Argyle / Northlake / Flower Mound (Canyon Falls) → Argyle ISD (A).

• Roanoke / Northlake / Trophy Club → Northwest ISD (B+), parts of Trophy Club may feed Carroll (confirm by address). nisdtx.org

• Flower Mound / Highland Village / The Colony → Lewisville ISD (B). txschools.gov

• Denton / Corinth / Shady Shores → Denton ISD (B) and Lake Dallas ISD (verify by street). txschools.govLake Dallas ISD

• US-380 corridor (Aubrey, Cross Roads, Providence Village) → Aubrey ISD (B reported), with nearby Little Elm ISD pockets. Aubrey ISD

Buyer Tips From Your Agent

1. Pull the official report card for the exact address before you offer. I’ll send you a one-pager with the campus’s overall grade, domain scores, and program highlights. txschools.gov

2. Tour during dismissal. You’ll learn more about traffic patterns, car lines, and walkability than any brochure.

3. Plan for rezoning. High-growth areas (Argyle, Aubrey, parts of Northwest) open campuses frequently—great for capacity, but boundaries can shift. District sites and board agendas preview changes. nisdtx.org

4. Think resale. Homes zoned to consistently high-performing feeders (e.g., Argyle, strong LISD elementaries) tend to hold value and draw multiple offers faster in balanced markets. txschools.gov+1

Local vs National Home Builders: What Denton Buyers Need to Know

By Robert Wink – North Texas Realtor & New Build Insider

Thinking about building your dream home in Denton, Argyle, or Northlake? You’ve probably already faced the question:

“Should I go with a national builder… or a local one?”

Let’s break it down—because while both options offer pros, the differences in build quality, customization, and long-term value can be major.

Here’s what you really need to know before you sign a contract.

🏗️ National Builders: Big Brands, Big Systems

We’re talking about names like DR Horton, Lennar, Pulte, Highland, and Perry Homes. These builders are active all across North Texas—including neighborhoods like Pecan Square, Harvest, and Sutton Fields.

✅ Pros:

• Streamlined process – Fast timelines, predictable steps

• Model homes + incentives – Easy to tour and often offer closing cost help

• Warranty coverage – Often strong 1-2-10 year warranties

• Lots of inventory – You can move in sooner

⚠️ Cons:

• Less customization – You’ll pick from packages, not design your dream

• Higher lot premiums – Especially in popular communities

• Mass production quality – Trades and subs may vary from house to house

• You’re a number – It’s about volume, not personal service

💬 If you’re looking for convenience and don’t mind “builder beige,” national builders get the job done—but don’t expect one-of-a-kind finishes.

🛠️ Local Builders: Custom Feel, Personal Touch

Local and semi-custom builders like Lingenfelter Custom Homes, Noble Classic, or Precision Builders tend to focus on specific lots or smaller neighborhoods, often building fewer than 20 homes a year.

✅ Pros:

• Higher-quality craftsmanship – More attention to detail, fewer corners cut

• True customization – Floor plans, materials, finishes—your vision, not just a template

• Better communication – Direct access to the builder, not a corporate hotline

• Community reputation – They build where they live, so quality matters

⚠️ Cons:

• Longer build times – Especially if you’re going fully custom

• Higher upfront cost per sq ft – But often worth it for long-term durability

• Fewer “builder perks” – You may not get closing incentives or rate buydowns

• Limited inventory – Often no spec homes ready to go

💬 Want a forever home that doesn’t feel mass-produced? Local builders are where design meets detail—and relationships matter.

🧠 Robert’s Buyer Tip:

Ask the right questions before you commit:

• Who are the subcontractors? How long have they worked with the builder?

• What’s the builder’s track record in Denton County?

• Are upgrades structural or just cosmetic?

• Will you walk the home at foundation, framing, and pre-close?

And never go into a builder contract without representation. The on-site agent works for the builder—not you. I’ll help you navigate upgrades, lot selection, and contracts without costing you a dime more.

📍 Final Word from Robert

In Denton County’s hot new construction market, the builder you choose makes all the difference in your experience, your cost, and your home’s long-term value.

Whether you want a plug-and-play national build or a handcrafted local masterpiece, I’ll help you compare them side-by-side—without the fluff.

👉 Let’s talk about your build goals and match you with the right builder

The Smart Seller’s Guide to Pricing in a Shifting Market

By Robert Wink – North Texas Realtor & Pricing Strategist

Let’s talk truth: pricing your home correctly right now can mean the difference between multiple offers or months of silence.

The North Texas market isn’t cold—but it’s not the frenzy of 2021 either. Inventory’s up in some price ranges, interest rates are steady, and buyers have more choices. That means sellers have to be smart, fast, and real about pricing.

If you’re planning to list in Denton, Argyle, Southlake, or surrounding areas, here’s your no-fluff guide to pricing right in a shifting market.

📉 1. The Market Isn’t Crashing—But It Is Rebalancing

What does that mean?

• Overpriced homes are sitting

• Price reductions are back

• Buyers are expecting value, not just hype

Homes that are well-priced and prepped are still moving fast—especially in places like Argyle ISD, Southridge, and Trophy Club. But buyers are more cautious, and if your price is even 5–10% too high, they’ll scroll right past you.

📊 2. Know the Right Comps (Not the Old Ones)

Pricing isn’t guesswork—it’s about data, context, and strategy. The biggest mistake sellers make? Basing their price on what a neighbor sold for 3 months ago.

Instead, use:

• Sales from present going back 3 months maximum.

• Pending listings that show buyer demand

• Active competition (your real-time rivals)

• Expired listings (what didn’t sell and why)

And remember: “Asking” price isn’t “market” price. What a neighbor listed for means nothing if it didn’t close.

🎯 3. Aim for “Just Under” Price Points

In this market, strategy wins. If your home could be worth $710K, pricing it at $700,000 will draw more eyes—because buyers set filters at round numbers in increments of $25,000 to $50,000.

• You’re not “losing” $10K—you’re gaining twice the exposure.

• You do not have to accept an offer, but often your first offer is your best offer.

🏆 4. Don’t Price for Yesterday’s Market

If you listed your home last year, you might’ve gotten away with overpricing. Today?

• Overpriced homes = more days on market

• More days on market = buyers wonder what’s wrong

• Buyers assume they have leverage, and your offers drop

Instead, price where the market is, not where you wish it were. You can always adjust up with demand—but adjusting down just looks desperate.

💬 “A smart list price is like bait—you want to attract the most qualified, motivated buyers quickly.”

🔧 5. Add Value Before Adding Price

If you’re pushing the top of your price range, back it up with visible, tangible value:

• New roof or HVAC? Mention it.

• Upgraded kitchen or flooring? Highlight it.

• Move-in ready + low maintenance? Say it loud.

If your home stands out on paper, buyers will pay attention. If it’s priced the same as others but needs work? You’ve already lost.

📲 Final Word from Robert

In today’s market, buyers are educated, interest rates are stable, and competition is real. The sellers who win are the ones who price strategically, not emotionally.

If you’re not sure what your home is worth today, I’ll show you the real data, walk you through your neighborhood comps, and build a price plan that sells—not just lists.

👉 Call me to establish your home pricing game plan. Let’s price it right and get it sold fast.

Want a quick CMA or pricing snapshot for your neighborhood? I’ll send it over—no pressure, just data. Let me know your address and timeline.

Robert Wink, Realtor® Project Management Professional (PMP) Military Relocation Professional (MRP) Short Sales and Foreclosure Resource (SFR®) Texas Residential Leasing Specialist (TRLS)

M: (940) 999-8988

5950 Sherry Ln Ste 200 | Dallas, TX, 75225

robert.wink@cbrealty.com

License #: 757533

Roanoke, TX: Small Town Charm with Big Investment Returns

Roanoke may be small in size, but its real estate investment potential is anything but. Nestled in the heart of Denton County, this rapidly growing town blends historical charm with modern opportunity, making it one of North Texas’s hidden gems for savvy investors.

Why Roanoke Appeals to Investors

1. Location, Location, Location
   Roanoke offers quick access to major highways like Hwy 114, I-35W, and Hwy 377. It’s minutes from major employment hubs in Westlake, Southlake, and Alliance, and only 20 minutes from DFW Airport—making it attractive to commuting professionals and relocating families.

2. Strong Rental Market
   With limited inventory and consistent demand, rental homes in Roanoke command strong monthly rates. As of August 2025, rents range from $1,299–$4,500/month depending on size and location, especially within the top-performing Northwest ISD. Link

3. Mixed-Use Growth and Downtown Boom
   Downtown Roanoke is undergoing revitalization while preserving its classic “small town” feel. Boutique shops, local eateries, and weekend festivals make it a destination. That foot traffic brings strong returns for commercial landlords and Airbnb/short-term investors.

4. Low Inventory, High Appreciation
   Roanoke’s limited land and slower growth rate—compared to nearby cities like Denton or Flower Mound—drive price appreciation. Over the past 3 years, home values have increased by over 30%, with continued momentum as more buyers are priced out of Southlake and Westlake.

Top Neighborhoods for Investment in Roanoke

• Fairway Ranch
  Luxury appeal with family-focused amenities. Homes hold value well, and rental demand remains strong.

• Trails of Roanoke
  Affordable entry point for investors seeking 3–4 bedroom homes with consistent appreciation and excellent school zoning.

• Downtown Roanoke (Mixed-use and STR potential)
  Historic homes and walkability make this a prime area for renovation, Airbnb, or retail space.

Investor Tips for Roanoke, TX

• Short-Term Rentals (STRs): Link
  Roanoke has more flexible STR zoning than nearby towns, making it a great option for furnished rentals and Airbnb-style investments.

• Look for Duplex or Multigenerational Layouts:
  High demand for shared family housing or co-living spaces boosts ROI.

• Partner with Local Agents:
  Pocket listings and pre-market investment properties are often sold through word of mouth.

Final Thought:
Roanoke gives investors the rare mix of charm, location, and ROI. Whether you’re flipping, buying to rent, or building long-term wealth, this is one of the most overlooked towns in the DFW metroplex.

Want to explore current investment properties in Roanoke? Message me for off-market deals, income-producing listings, and ROI breakdowns. Let’s grow your portfolio—Texas-style.

Robert Wink, Realtor® Project Management Professional (PMP) Military Relocation Professional (MRP) Short Sales and Foreclosure Resource (SFR®) Texas Residential Leasing Specialist (TRLS)

M: (940) 999-8988

5950 Sherry Ln Ste 200 | Dallas, TX, 75225

robert.wink@cbrealty.com

License #: 757533

What a $700K Home Looks Like in Each of Our Focus Cities

By Robert Wink – North Texas Realtor & Local Market Insider

Let’s be honest—$700,000 hits differently depending on where you’re shopping.

In North Texas, that price point can get you a custom build with land in one zip code and a move-in-ready two-story in a master-planned community in another.

If you’ve been wondering where your money stretches the furthest (or where lifestyle matches the price), here’s a breakdown of what $700K gets you across our core markets: Denton, Argyle, Northlake, Southlake, Westlake, Trophy Club, Flower Mound, and Roanoke.

Let’s go city by city 👇

🏠 Denton, TX

💰 $700K = 2,500–3,500 sq ft | Newer construction | Large lot
✨ What You’ll See:

• Custom homes in Southridge or Forrestridge

• Open floor plans, media rooms, pools

• Proximity to UNT, parks, and historic square
  🔑 Value Score: High
  📍 Browse Denton listings »

🏠 Argyle, TX

💰 $700K = 2,800–4,000 sq ft | Top-tier schools | Community amenities
✨ What You’ll See:

• Homes in Harvest or Canyon Falls

• Zoned to Argyle ISD (huge value driver)

• Great outdoor spaces, newer finishes
  🔑 Value Score: High (especially for school-conscious families)
  📍 Browse Argyle listings »

🏠 Northlake, TX

💰 $700K = 2,700+ sq ft | New builds | Larger lots
✨ What You’ll See:

• New construction in The Ridge or Pecan Square

• Smart home tech, big kitchens, multiple living areas

• Quick access to I-35W
  🔑 Value Score: High, especially for new construction seekers
  📍 Browse Northlake listings »

🏠 Southlake, TX

💰 $700K = Older home | ~1,800–3,000 sq ft | Entry into elite zip code
✨ What You’ll See:

• 1990s-early 2000s builds on mature lots

• Possibly some updates, but limited finishes at this price

• Access to Carroll ISD and Southlake Town Square
  🔑 Value Score: Moderate — location wins, space trades off
  📍 Browse Southlake listings »

🏠 Westlake, TX

💰 $700K = Lot only or teardown opportunity
✨ What You’ll See:

• Land parcels or entry-level properties in highly exclusive areas

• Possibly a condo or shared-wall product near Westlake Academy

• Homes at this price are rare—$1.2M+ is the norm
  🔑 Value Score: Low (but prestige factor is high)
  📍 Browse Westlake listings »

🏠 Trophy Club, TX

💰 $700K = 2,200–3,500 sq ft | Established community | Golf access
✨ What You’ll See:

• Updated homes near Trophy Club Country Club

• Larger yards, quiet streets, family-friendly feel

• Quick access to 114 and DFW Airport
  🔑 Value Score: Solid — lifestyle perks and location balance out price
  📍 Browse Trophy Club listings »

🏠 Flower Mound, TX

💰 $700K = 2,400–3,500 sq ft | Excellent schools | Mixed age inventory
✨ What You’ll See:

• Homes in Wellington, Bridlewood, or Sagebrush

• Move-in ready properties with great curb appeal

• Minutes from Grapevine Lake and walkable parks
  🔑 Value Score: High — schools + square footage + quality lifestyle
  📍 Browse Flower Mound listings »

🏠 Roanoke, TX

💰 $700K = 2,800+ sq ft | Historic charm or modern build
✨ What You’ll See:

• Homes in Fairway Ranch or near historic downtown

• Blend of modern layouts and small-town feel

• Dining & walkability scores are top-tier for a suburb
  🔑 Value Score: Excellent — strong return potential
  📍 Browse Roanoke listings »

📊 The Takeaway

At $700,000, your choices are strong—but location, lot size, and schools shift the value dramatically. Whether you want elbow room, elite zip codes, or proximity to work and lifestyle hubs, I can help you compare apples to apples before you write the offer.

🎯 Want to see live examples of what $700K buys in your target city?
Let’s line up a custom home tour or send you listings to compare side-by-side.

Robert Wink, Realtor® Project Management Professional (PMP) Military Relocation Professional (MRP) Short Sales and Foreclosure Resource (SFR®) Texas Residential Leasing Specialist (TRLS)

M: (940) 999-8988

5950 Sherry Ln Ste 200 | Dallas, TX, 75225

robert.wink@cbrealty.com

License #: 757533

Westlake Real Estate: Behind the Gates

By Robert Wink – North Texas Realtor & Private Community Specialist

If you’re searching for a lifestyle that blends privacy, prestige, and power address appeal, look no further than Westlake, Texas. Known for its elite school options, scenic beauty, and unrivaled exclusivity, Westlake is where gated living meets top-tier Texas luxury.

But here’s the real draw: behind the gates of Westlake’s private communities lies a lifestyle that few get to experience—but everyone admires.

Let’s go behind the scenes.

🏡 Why Gated Living in Westlake Hits Different

In most cities, a gated community adds a layer of security. In Westlake, it does much more—it signifies membership in one of the most exclusive real estate enclaves in the state.

These aren’t just neighborhoods. They’re fully curated environments with concierge-level amenities, luxury architecture, and intentional privacy. Perfect for high-net-worth families, executives, pro athletes, and anyone who values discretion without sacrificing luxury.

💬 “Westlake isn’t just about buying a home—it’s about buying into a rare, elevated way of life.”

🔐 Spotlight: Top Gated Communities in Westlake

1. Vaquero

💰 Price Range: $2.5M – $15M+
🏌️‍♂️ Perks:

• Guard-gated 24/7

• Private golf club (Vaquero Club) with Tom Fazio-designed course

• Concierge services, luxury spa, and resort-style living

• Celebrity and executive residents

• Zoned to Westlake Academy or Carroll ISD

Vaquero is the crown jewel of Westlake. Homes here are architecturally distinct, heavily customized, and often hidden from the street. If you’re after the best of the best? Start here.

2. Glenwyck Farms

💰 Price Range: $1.5M – $3.5M
🌳 Perks:

• Quiet, gated luxury community

• Large lots (1+ acres) with mature landscaping

• Private walking trails, ponds, and natural beauty

• Close to Southlake Town Square

• Zoned to Carroll ISD

Glenwyck Farms is ideal for buyers who want space, privacy, and timeless architecture—without the club atmosphere. It’s one of the best-kept secrets in Westlake.

3. Quail Hollow

💰 Price Range: $3M – $10M+
🏗️ Perks:

• Gated, guarded, and ultra-exclusive

• Custom-built estates on large, manicured lots

• Developer-controlled to ensure architectural integrity

• Close proximity to Vaquero and Hwy 114

• Zoned to Westlake Academy

Quail Hollow is Westlake’s newest elite gated enclave, built for those who want architectural control and absolute privacy. Think custom luxury meets magazine-worthy design.

🏫 Bonus: Westlake’s School Advantage

Unlike most cities, Westlake offers two top-tier academic choices for residents:

• Westlake Academy (K–12 IB Charter School)

• Carroll ISD (Highly ranked public school system)

Families in these gated communities can choose their school path—a massive draw for relocating executives and global buyers.

📊 Market Snapshot (Q3 2025)

• Average days on market (gated communities): 62

• Average list price per square foot: $640+

• Demand: High, but selective—luxury buyers are looking for design + location + security

• Inventory: Low, with limited new construction in gated areas

💡 Sellers in Vaquero and Glenwyck can expect serious buyers, fewer showings, and stronger offers—if priced correctly and marketed with discretion.

🎯 Final Word from Robert

Gated communities in Westlake are more than real estate—they’re lifestyle investments. If you value privacy, prestige, and architectural excellence, this is your market.

But make no mistake: these deals don’t happen on Zillow. The best Westlake homes are sold off-market or through relationships—and that’s where I come in.

📲 Ready to explore Westlake behind the gates?
I’ll show you what’s available, what’s coming soon, and what you need to know before you write that check.

👉 Start your Westlake luxury search here

Robert Wink, Realtor® Project Management Professional (PMP) Military Relocation Professional (MRP) Short Sales and Foreclosure Resource (SFR®) Texas Residential Leasing Specialist (TRLS)

M: (940) 999-8988

5950 Sherry Ln Ste 200 | Dallas, TX, 75225

robert.wink@cbrealty.com

License #: 757533

The Top 3 Buyer Mistakes to Avoid in a Hot Market

By Robert Wink – North Texas Realtor & Your Negotiation Wingman

So, the market’s heating up again.

Inventory’s tight, rates are holding steady, and motivated buyers are jumping back in. Whether you’re searching in Denton, Argyle, Southlake, or Trophy Club, one thing’s clear: when the market moves fast, buyers need to move smarter.

If you’re planning to buy in the next 30–90 days, read this twice. Here are the top 3 buyer mistakes I see all the time in a hot North Texas market—and how to avoid them.

🚫 Mistake #1: Not Getting Pre-Approved First

🧠 Why it matters: Time kills deals.

Walking into an open house without a pre-approval letter is like showing up to a gunfight with a butter knife. Sellers want to know you’re serious and ready—not just “thinking about it.”

✅ Fix it: Get a fully underwritten pre-approval, not just a pre-qual. That way, when your dream house hits the market, you’re already in position to make a strong offer that gets taken seriously.

Need a lender who moves fast and answers the phone on weekends? I’ve got you covered.

🚫 Mistake #2: Waiting Too Long to Make an Offer

🧠 Why it matters: The best homes don’t wait around.

You walk through a home on Saturday. You love it. You “sleep on it.” By Monday? It’s already under contract.

In a hot market, waiting = losing. The best listings in Denton, Flower Mound, and Northlake often go within 48 hours—sometimes with multiple offers.

✅ Fix it: If the house hits your top 3 list, don’t hesitate. Be prepared to act quickly, and rely on your agent (hi, that’s me) to run comps, verify value, and coach you on the offer terms that win.

🚫 Mistake #3: Only Focusing on Price

🧠 Why it matters: Price is just one piece of the deal puzzle.

Here’s the truth: in multiple-offer situations, it’s not always the highest price that wins—it’s the best terms. If you’re offering $10K over asking but need 60 days to close, sellers may pass.

✅ Fix it: Focus on the full package—price, closing timeline, financing type, option period, appraisal gap coverage, and even the tone of your offer. I’ve won deals with creative solutions when others were just throwing money at it.

🎯 Final Word from Robert

Look, a hot market doesn’t mean buyers have to get burned.

But it does mean you need to be prepared, strategic, and fast. I’ve helped dozens of buyer’s land homes in tight markets—not by rushing, but by moving smart and staying one step ahead.

📲 Want to avoid rookie mistakes and buy with confidence?
Let’s talk strategy before you start your search.

👉 Start smart and contact your future Realtor.

Robert Wink, Realtor® Project Management Professional (PMP) Military Relocation Professional (MRP) Short Sales and Foreclosure Resource (SFR®) Texas Residential Leasing Specialist (TRLS)

M: (940) 999-8988

5950 Sherry Ln Ste 200 | Dallas, TX, 75225

robert.wink@cbrealty.com

License #: 757533