Uncategorized • July 15, 2025

BUYING A HOME IN ARGYLE, TX? AVOID THESE 5 MISTAKES!

by Robert Wink

BUYING A HOME IN ARGYLE, TX? AVOID THESE 5 MISTAKES!

Written by Robert Wink – Realtor

Argyle is one of the most sought-after communities in Denton County—between top-tier schools, gorgeous neighborhoods like Harvest and Canyon Falls, and easy access to DFW. But many buyers make critical mistakes that cost them time, money, or regret later.

Here are the Top 5 Mistakes to Avoid When Buying in Argyle:

1. Skipping Pre-Approval

Homes here can go fast! Touring before you’re financially ready can leave you disappointed—or outbid.

2. Ignoring MUD/PID Fees & Property Taxes

Newer communities often have special tax districts. Know the true monthly cost before committing.

3. Overpaying Based on Hype

Argyle homes are beautiful, but don’t fall into the trap of overbidding without local market data. That’s what I’m here for!

4. Waiving Inspections

North Texas soils shift. Even new builds can have issues. Always inspect—protect your investment.

5. Overlooking School Zones

Argyle ISD is fantastic—but some homes fall into Northwest ISD or Denton ISD zones. Don’t assume—verify!

I combine real estate expertise with financial strategy to help my clients buy smarter, not just faster. If you’re buying in Argyle, or in the DFW reach out—I’ll help you run the numbers, navigate taxes, and tour with a clear plan.

DM me or comment below to start your search the right way!

https://robertwink.sites.cbmoxi.com/search/…

#argyletx #argylerealestate #harvesthomes #canyonfalls #northtexashomes #dfwrealtor #homebuyingtips

Uncategorized • July 14, 2025

Best Home Renovations for ROI in Argyle & Denton, Texas

by Robert Wink

🛠️ Best Home Renovations for ROI in Argyle & Denton, Texas

By Robert Wink, Realtor® – Coldwell Banker Realty

Maximizing resale value in competitive North Texas markets requires smart, ROI-focused updates. These renovations not only attract buyers— but some pay off more than others.

🔨 1. Kitchen Refresh (Not Full Renovation)

Estimated ROI: ~75% – 90%
Why It Works: Kitchens sell homes. Look at the kitchens that have sold and not sold.
- Bold cabinetry colors, or two-toned (e.g. yellow or muted blue) in Texas homes.
- Oversized islands, smart layout storage, sustainable surfaces
- Hardware
- Quartz/granite countertops, warm natural tones
- Smart Appliances

Recommendation: Know what you like and if you don’t know. Contact Sunday Morning Kitchen + Bath. https://sundaymorningkb.com

🛁 2. Bathroom Updates with a Spa Feel

Estimated ROI: ~83% in Texas for midrange remodels Zillow
Trending Upgrades:
- Walk-in showers with frameless glass, heated tile floors, freestanding tubs Global Green Solutions
- Tile drenching (wall-to-wall tile) for spa-like luxury Real Simple
- Light-toned, organic finishes replacing stark white for warmer appeal Re-Bath+1Livingetc+1

🏠 3. Exterior & Curb Appeal Enhancements

ROI Potential: High, with landscaping and yard maintenance sometimes offering >100% ROI; patios, decks, and doors typically return 90–100% Better Homes & Gardens
Top Impact Projects:
- Fresh paint, updated siding, exterior lighting, garden landscaping ufpedge.com
- Decks or patios with built‑in seating and firepit: up to 83% ROI bhhsdaly.com+1Aquaterra –+1

🔲 4. Premium Flooring Upgrades

Estimated ROI: ~70–80%
Preferred Materials:
- Luxury vinyl plank (LVP) and engineered hardwood for durability and aesthetic appeal
- Carpet is declining in popularity—buyers prefer easy-to-clean, resilient surfaces

🔌 5. Energy Efficiency & Smart Home Features

Estimated ROI: 60–85%, plus monthly utility savings
Effective Strategies:
- Smart thermostats (Nest, Ecobee) This item is a conveyance and when walking a property. I do often hear is a Nest or remote capability from one’s phone.
- Solar + battery backup – I never recommend purchasing solar panels, unless you can pay them off, and get a return on the investment. Questions that come up:
  - “Are the Solar Panels paid off?”
  - “Is there a battery/energy storage?”
  - “Is there a warranty?”
  - And does the solar panels provide 100% energy?”
- High-efficiency windows
  - When I negotiate and state, the windows are out dates, the seal on the window is allowing moisture, and needs replaced. Usually, it isn’t a negotiable piece. I have negotiated a few seal replacements, and a window. In my experience no one has paid 100% of all windows being replaced. Cost can be found at: Window Installation Cost Guide
- Tankless water heaters
  - Usually it is, oh Tankless, cool. Or I want to put in a tankless water heater.
Overall Opinion: I would not upgrade any of these products before selling a home.

🚪 Bonus: Flexible Living Spaces & Aging‑in‑Place

Creative conversions like home offices, garage gyms, or finishing bonus rooms. Aging-in-place features like zero-step entries, wider doorways, and universal design also expand buyer appeal. These upgrades support long-term usability—and broaden your market.

📈 Final Thoughts

Robert Wink, Realtor®

“Local buyers in Argyle and Denton are savvy. They appreciate purposeful updates—not flashy extras. The right improvements can distinguish your listing.”

“Treat any home project like an investment. Focus on upgrades with high return and low risk—not trendy but fleeting features.”

🏁 Ready to Renovate or List?

We provide free walk-throughs with renovation ROI guidance based on recent local sales in:

Argyle (Harvest, Canyon Falls, Briarcreek)
Denton (Southridge, Forrestridge, Country Lakes)

📞 Robert Wink, Realtor®
Coldwell Banker Realty | (940) 999‑8988 | https://robertwink.com

Let me know if you’d like this formatted into a downloadable guide, seller packet, or interactive blog with comparison charts by ZIP code.

Uncategorized • July 11, 2025

Comparing School Districts: Argyle ISD vs Denton ISD vs Northwest ISD vs Flower Mound (Lewisville ISD)

by Robert Wink

🏫 Comparing School Districts: Argyle ISD vs Denton ISD vs Northwest ISD vs Flower Mound (Lewisville ISD)

Written by Robert Wink, Realtor® | Serving Denton County & Beyond

When relocating to North Texas—especially Denton, Argyle, Flower Mound, or Northlake—school districts often drive the homebuying decision. Families need to find the right fit based not just on location and budget, but school performance, zoning boundaries, and community reputation.

Here’s a clear, Realtor-friendly breakdown of four major school districts in the area, with links to maps, ratings, and real data to help you guide your decision.

🦅 Argyle ISD

Website: https://www.argyleisd.com
📍 Serves: Argyle, parts of Northlake, Harvest, Canyon Falls

Overview:
Argyle ISD is a highly-rated, small district known for strong academics, tight-knit campuses, and championship-level athletics and fine arts. The district has experienced massive growth but maintains a boutique, community-driven feel.

Schools (as of 2025):

Elementary: Argyle West ES, Hilltop ES, Argyle South ES
Middle: Argyle Middle School
High: Argyle High School

Highlights:

Consistently A-rated by Texas Education Agency (TEA)
Ranked Top 10 Best School Districts in DFW by Niche
Smaller class sizes compared to neighboring districts

📍 Attendance Map:
🔗 Argyle ISD Zoning Map (PDF)

📘 Denton ISD

Website: https://www.dentonisd.org
📍 Serves: Denton, parts of Argyle, Corinth, Cross Roads, and Northlake

Overview:
Denton ISD is a diverse, mid-sized district with a balance of urban and suburban campuses. It offers early college, IB programs, strong fine arts, and a mix of traditional and modern school settings.

Schools (Key examples):

Elementary: Borman ES, Houston ES, Hawk ES
Middle: McMath MS, Crownover MS, Strickland MS
High: Ryan HS, Denton HS, Guyer HS

Highlights:

30,000+ students across 40+ campuses
Specialized programs in tech, dual language, and gifted education
School quality varies by zone—Guyer & Hawk feeder zones often most requested

📍 Attendance Map:
🔗 Denton ISD Interactive Attendance Zones
🎯 Denton ISD Ratings on GreatSchools

🐾 Northwest ISD

Website: https://www.nisdtx.org
📍 Serves: Northlake, Justin, Roanoke, Trophy Club, and parts of Argyle

Overview:
One of the fastest-growing school districts in Texas, NISD blends suburban planning with future-ready academics. It covers several master-planned communities like Pecan Square, Canyon Falls (east), and Ridge at Northlake.

Schools (sample):

Elementary: Lance Thompson ES, Justin ES, Wayne A. Cox ES
Middle: Pike MS, Medlin MS
High: Northwest HS, Byron Nelson HS, Eaton HS

Highlights:

College & Career Academies with tracks like aviation, robotics, health sciences
Diverse learning models: STEM, gifted, and PBL options
High-rated campuses in Pecan Square & Ridge zones

📍 Attendance Maps:
🔗 NISD Interactive Attendance Boundary Tool
🎯 Northwest ISD Rankings on Niche

🌼 Flower Mound – Lewisville ISD (LISD)

Website: https://www.lisd.net
📍 Serves: Flower Mound, Highland Village, Copper Canyon, parts of Lewisville

Overview:
Lewisville ISD is a large, established district with over 50 campuses. Flower Mound schools consistently top rankings across Texas, offering advanced academics, strong AP/dual credit options, and a polished suburban experience.

Schools (Flower Mound zone examples):

Elementary: Bridlewood ES, Wellington ES
Middle: Forestwood MS, Downing MS
High: Marcus HS, Flower Mound HS

Highlights:

High-performing schools across nearly every Flower Mound zip code
Award-winning band, debate, and athletic programs
Strong parent engagement and booster club support

📍 Attendance Maps:
🔗 LISD Boundary Maps
🎯 Flower Mound LISD Ratings on GreatSchools

🗺️ Which District Is Right for Your Family?

District	Class Size	Ratings	School Variety	Growth	Community Vibe
Argyle ISD	Smaller	A+	Tight-knit, local	Rapid growth	Boutique, athletic
Denton ISD	Mid-sized	B+/A	Urban + suburban mix	Steady	Diverse, established
Northwest ISD	Large	A	STEM, academies	Exploding	Future-ready, modern
Lewisville ISD	Large	A	Wide offerings	Stable	Suburban prestige

🔗 Verified Resources

Uncategorized • July 10, 2025

Should You Buy a New Construction Home? Pros, Cons & Insider Tips By Robert Wink, Realtor®

by Robert Wink

Should You Buy a New Construction Home? Pros, Cons & Insider Tips

By Robert Wink, Realtor®
Explore New Homes Now → ShowingNew.com/robertwink

If you’re home shopping in Denton County or anywhere in North Texas, chances are you’ve come across a new construction community—or five.

From Argyle and Northlake to Southlake and Flower Mound, brand-new homes are popping up fast. I’ve seen both sides of the fence when it comes to buying new.

So, before you walk into that model home and sign anything, here’s what you really need to know.

✅ The Pros of Buying New Construction

1. Everything Is Brand New

No outdated carpet. No mystery smells. No cracked foundations. Everything—from the roof to the appliances to the paint—is fresh, clean, and ready to go.

🧰 Most builders also offer warranties that cover systems and structure for 1–10 years.

2. You Can Customize the Home to Fit You

Want white shaker cabinets, a Texas-sized walk-in shower, and hardwood floors? Builders let you pick your finishes, colors, and upgrades—especially if you buy early in the construction phase.

3. Lower Maintenance Costs for the First Few Years

Unlike older homes that may need new HVAC or plumbing work soon after purchase, new homes typically won’t require major repairs for years. That can translate to thousands in savings.

4. Energy Efficiency

New homes often meet stricter building codes, include energy-efficient appliances, smart thermostats, and better insulation—helping lower your utility bills.

5. Builder Incentives

Many builders offer closing cost assistance, interest rate buydowns, or free upgrades when you work with their preferred partners. I can help you leverage these offers to your advantage.

⚠️ The Cons of Buying New Construction

1. Longer Wait Times

Depending on where you build, construction can take anywhere from 5 to 12 months. If you need to move quickly, a resale or quick move-in home might make more sense.

🕓 Pro Tip: On ShowingNew.com/robertwink, you can filter Quick Move-In Homes to skip the build time.

2. Upgrades Can Add Up Fast

The base price may look attractive, but once you start adding upgraded floors, countertops, lighting, and landscaping—it can quickly jump $30K to $100K+ over list price.

3. Landscaping and Construction Zones

Many new communities take years to fully develop, so you might be living next to empty lots, dirt piles, or construction noise for a while.

4. HOA Restrictions and Fees

Some newer neighborhoods come with strict HOA guidelines—down to the color of your fence or mailbox. Be sure to review the HOA rules and annual dues before you commit.

🔍 What to Know Before You Walk into a Model Home

Model homes are designed to wow you—and they do. But keep in mind, the model usually includes every upgrade possible, which is not included in the base price.

Before you fall in love with the quartz countertops and extended patio:

✅ Ask what comes standard
✅ Understand the upgrade pricing sheet
✅ Get a copy of the floorplan and lot premium map
✅ Have your Realtor (me, Robert Wink 940.999.8988) with you on your first visit

Did you know? If you don’t bring your Realtor with you the first time, some builders won’t allow you to be represented later. That means you’re negotiating with a builder rep who works for the builder, not you. Sometimes they will provide a Realtor, who is only looking out for the closing date to get paid.

🧭 Use ShowingNew.com/robertwink to Browse Every New Home in One Place

I’ve partnered with ShowingNew.com to give my clients MLS-style access to every builder home available in Denton, Argyle, Northlake, Southlake, Flower Mound, Roanoke, and beyond.

Here’s what you can do:

🔍 Filter by city, builder, school district, or price
📆 Book tours online directly through me
🏡 View Quick Move-In Homes with ready dates
💬 Message me for questions or next steps anytime

➡️ Start your search here: https://www.showingnew.com/robertwink

Final Thought

New construction can be a fantastic option—but only if you know what to expect. I’ll help you:

Review builder contracts
Coordinate inspections
Compare incentives
Avoid common buyer mistakes
And make sure the home works for your long-term goals

📍 Whether you’re buying in Harvest, Canyon Falls, The Ridge, or anywhere in Denton County, I’m here to guide you through it all.

👋 Let’s Build Something Together

Robert Wink, Realtor®
Coldwell Banker Realty – Denton County
📧 robert.wink@cbrealty.com
📱 Call/Text: 940.999.8988
🔗 ShowingNew.com/robertwink

Uncategorized • July 9, 2025

Inside Argyle and Denton’s Most Family-Friendly Subdivisions

by Robert Wink

Denton and Argyle—two of North Texas’s most desirable areas to raise a family. Whether you’re looking for your first home or upgrading for space and schools, this guide walks you through the top family-friendly communities with current price ranges to match your budget.

🏡 Top Subdivisions in Denton, TX

1. Forrestridge

📍 View on Google Maps
🔗 See homes on Zillow
💲 Price Range: $450,000 – $750,000

Large custom homes, tree-lined streets, and quiet cul-de-sacs make this one of Denton’s best-kept secrets for families.

Highlights:

Zoned to Sam Houston Elementary
Community pool and active HOA
Spacious yards with mature landscaping

2. Sundown Ranch

📍 Google Maps
🔗 Homes for sale
💲 Price Range: $325,000 – $475,000

Master-planned community with fishing ponds, playgrounds, and access to excellent schools. Ideal for first-time buyers and growing families.

Highlights:

Trails, parks, and clubhouse
Zoned to Houston Elementary
Sidewalks, ponds, and community events

3. Southridge

📍 Google Maps
🔗 Homes for sale
💲 Price Range: $400,000 – $750,000

Historic and charming with large, unique homes on half-acre lots. Southridge is known for its quiet streets and friendly vibe.

Highlights:

Zoned to Woodrow Wilson Elementary
Close to UNT and TWU
Non-cookie-cutter homes with space

4. Oakmont Country Club Estates

📍 Google Maps
🔗 Homes on Zillow
🔗 Oakmont HOA
💲 Price Range: $400,000 – $800,000

For families who want golf, tennis, and resort-style amenities without leaving town.

Highlights:

Zoned to Nelson Elementary and Crownover Middle
Private club, pool, and playground
Family-friendly HOA with events

5. Wheeler Ridge & Lexington Park

📍 Google Maps
🔗 Homes for sale
💲 Price Range: $275,000 – $375,000

Affordable subdivisions near Ryan High School perfect for young families or buyers looking for value.

Highlights:

Zoned to Borman Elementary
Sidewalks, playgrounds, and family-friendly layouts
Excellent access to I-35 and 380

🌳 Top Subdivisions in Argyle, TX

1. Harvest by Hillwood

📍 Google Maps
🔗 Harvest Homes on Zillow
🔗 Harvest HOA
💲 Price Range: $375,000 – $900,000

Award-winning master-planned community built for family connection and outdoor living.

Highlights:

Zoned to Argyle and Northwest ISD
On-site farm, coffee shop, gardens, pools
Full-time lifestyle director and events

2. Canyon Falls (Argyle/Flower Mound)

📍 Google Maps
🔗 Homes for sale
🔗 Canyon Falls HOA
💲 Price Range: $450,000 – $1.2M

A scenic, nature-infused community with resort amenities and top-tier schools.

Highlights:

Zoned to Argyle and Northwest ISD
Trails, splash pads, fitness centers
New homes, resale, and large estate lots

3. Country Lakes

📍 Google Maps
🔗 Homes on Zillow
💲 Price Range: $325,000 – $550,000

Peaceful and affordable with walking trails, ponds, and family-friendly energy.

Highlights:

Zoned to both Denton ISD and Northwest ISD (check listings)
Community pool and clubhouse
Scenic greenbelts and creeks

4. The Ridge at Northlake (Just west of Argyle)

📍 Google Maps
🔗 Homes for sale
🔗 The Ridge Website
💲 Price Range: $600,000 – $1.5M

Luxury community minutes from Argyle offering high-end finishes, advanced smart homes, and elite amenities.

Highlights:

Zoned to Argyle and Northwest ISD
Waterpark-style pool, gym, game room
Modern home designs and new construction

✅ How to Choose the Right Neighborhood for Your Family

Here’s what my family-focused clients consistently value most:

🚸 Low-traffic streets and sidewalks
🏫 Highly rated school zones
🏞️ Parks, pools, and neighborhood events
👨‍👩‍👧 A strong sense of safety and community

📊 According to the National Association of Realtors, 78% of buyers with children rank school quality as a top priority. These communities deliver that—and more.

👋 Ready to Tour Homes in Denton or Argyle?

Whether you’re shopping at $300K or $1.3M, I specialize in matching families to the neighborhoods that fit their goals. From Harvest to Forrestridge, I’ll guide you from first showing to front door.

📞 Robert Wink, Realtor®
📧 robert.wink@cbrealty.com
🌐 www.RobertWink.com
🏡 Coldwell Banker Realty – Denton County

Uncategorized • July 8, 2025

How to Stage Your Denton Home for a Faster Sale

by Robert Wink

How to Stage Your Denton Home for a Faster Sale

Written by Robert Wink, Realtor®, M.S., Emergency Management

When you’re ready to list your home in Denton, TX, smart staging can mean the difference between a long wait and a quick, competitive offer. As a seasoned Realtor and local expert, I’ve seen well-staged homes consistently sell faster—and often for more money.

But don’t just take my word for it. According to the National Association of Realtors (NAR), 83% of buyers’ agents said staging helped buyers visualize the property as their future home, and staged homes sell 73% faster than non-staged homes (source).

Let’s break down what works best when staging your Denton home for a fast, top-dollar sale.

1. Declutter and Depersonalize

Buyers need to imagine themselves living in your space—not your life unfolding in it.

✅ Remove personal photos
✅ Clear countertops and shelves
✅ Simplify décor with clean, neutral styles

Pro Tip: Rent a storage unit temporarily to house extra furniture and family items. Overcrowded rooms feel smaller.

2. Focus on Lighting and Space

Denton gets gorgeous natural light most of the year—show it off.

✅ Open curtains and blinds before every showing
✅ Replace burnt-out bulbs and use soft-white lighting
✅ Use mirrors to reflect light and expand space

Fact: The NAR found that 45% of agents said well-lit homes helped improve buyer impressions (source).

3. Boost Your Curb Appeal

First impressions matter. Buyers often decide within 7 seconds of arrival whether they like a home.

✅ Fresh mulch and trimmed hedges
✅ New doormat and mailbox
✅ Clean or repaint your front door

Local Insight: Homes in neighborhoods like Southridge, Forrestridge, and Montecito in Denton tend to sell faster when the landscaping is clean and fresh.

4. Stage Key Rooms First

If your time or budget is limited, start with the rooms that matter most to buyers:

Living Room
Primary Bedroom
Kitchen

According to the NAR, the living room (39%), master bedroom (36%), and kitchen (30%) are the most important rooms to stage (source).

5. Clean Like You Mean It

Every surface should shine. Buyers may forgive an outdated cabinet, but not a dirty one.

✅ Deep clean bathrooms and kitchens
✅ Scrub baseboards, vents, and fans
✅ Hire a professional cleaning crew before going on market

6. Use a Fresh, Neutral Color Palette

Paint is one of the cheapest ways to refresh a home. Stick to light greys, beiges, and soft whites. Avoid bold accent walls or custom themes.

Pro Tip: Sherwin-Williams “Agreeable Gray” and Benjamin Moore’s “Revere Pewter” are both Realtor-approved shades.

7. Add Emotional Appeal

Use fresh flowers, soft throws, and staged table settings to invite emotion.

✅ Put a book and coffee cup on a side table
✅ Stage a breakfast tray on the bed
✅ Light a candle or bake cookies before showings

Final Thought

Staging your Denton home isn’t about hiding flaws—it’s about showing buyers the lifestyle your house can offer. Whether you live in Forrestridge, Unicorn Lake, or just off 380, smart staging will make your home stand out in a competitive market.

Want expert help staging your home for sale in Denton County? I offer complimentary walk-through staging consultations for my clients.

A few companies to check out:

Contact me today—let’s make your home unforgettable.
📞940.999.8988 | 📧 robert.wink@cbrealty.com
🏡 Coldwell Banker Realty
🔗 Link to Full NAR Staging Report

Uncategorized • July 7, 2025

Single-Story Homes Gaining Popularity in Denton

by Robert Wink

Single-Story Homes Gaining Popularity in Denton

By Robert Wink – Local Real Estate Expert & Veteran, Coldwell Banker Realty

Over the past year, I’ve noticed something clear in Denton’s housing market: single-story homes are in high demand, and buyers aren’t shy about paying a premium for them.

Whether it’s downsizing retirees, growing families who want more open layout, or buyers just tired of stairs—one-story homes are making a serious comeback.

Here’s what’s driving the trend and what it means if you’re thinking about buying or selling.

🔑 Why Buyers Are Choosing Single-Story Homes in Denton

Accessibility
No stairs. No mobility issues. No future headaches. Buyers in their 50s and up—especially in areas like Southridge, Forrestridge, and Robson Ranch—are prioritizing ease of living.
Efficient Layouts
One-story homes make better use of space. Open floor plans, large kitchens, and split bedrooms feel more functional—especially for families and retirees.
Energy Efficiency
It’s just cheaper to cool a one-story home in a Texas summer. With Denton’s heat, that’s a serious monthly savings.
Aging in Place
Many buyers are planning ahead. They want a home they can grow old in, without needing renovations later. This mindset is pushing more demand toward single-story layouts.

📈 What This Means for Sellers in Denton

If you own a single-story home, especially in neighborhoods like Wheeler Ridge, Sundown Ranch, or Country Lakes, you have something buyers want.

Here’s why:

Homes with all bedrooms on one level sell faster
They often receive multiple offers from buyers with specific needs
You can list confidently at a strong price point

I recently listed a single-story in the South Denton area—within 5 days we had 4 offers, all over asking.

🧠 Realtor Insight from Robert Wink

“I work with first-time buyers, military families, and retirees—and the number one request I’ve seen this year is ‘no stairs.’ If your home fits that bill, now’s the time to leverage it.”

💡 Thinking of Selling or Buying a One-Story?

Whether you’re downsizing, relocating, or just tired of the staircase routine, there’s a real opportunity in Denton’s market right now.

Let’s connect. I’ll help you:

Understand the true value of your single-story home
Identify off-market or upcoming one-story listings
Create a strategic plan—based on real data, not guesses

📞 Robert Wink
Veteran | Local Real Estate Expert
Coldwell Banker Realty
Proudly serving Denton County
📲 Call or text: 940.999.8988
🌐 www.RobertWink.com

Uncategorized • July 6, 2025

The Best Time to List Your Denton Home: Summer Edition

by Robert Wink

The Best Time to List Your Denton Home: Summer Edition

By Robert Wink, Veteran & Realtor – Coldwell Banker Realty

As someone who’s served this country and now serves Denton County families, I’ve learned a few things: timing matters, planning ahead makes all the difference, and when it comes to real estate—summer gives sellers a solid edge.

If you’re thinking about putting your house on the market, the window from mid-June to the end of July is about as good as it gets.

Why Summer Works

People always ask me, “Is now a good time to list?” Well, here’s the deal.

Families want to move before school starts—especially with Denton’s strong public schools like Guyer, Harpool, and others driving demand.
Longer daylight gives more time for showings, open houses, and drive-bys.
Curb appeal is at its peak—green grass, blue skies, and patios that actually look inviting.

I’ve walked hundreds of homes in Denton over the years, and I can tell you: summer sells homes that sit all spring.

The Best Window Inside Summer

If you’re serious about selling, don’t wait until August when buyers start pulling back. In my experience, the best window is:

📆 June 15 – July 31

That’s when buyers are:

Ready to act fast
More willing to pay your price
Often less picky because school is looming

Bonus: If your home is near UNT or TWU, even early August can work well for faculty and student relocations.

If You’re Selling This Summer, Do These 3 Things:

Get your house photo ready. No dark corners, no clutter, same-colored lightbulbs and summer light does wonders if your home’s prepped right.
Stage it for the season. Think clean, simple, inviting. Patio furniture, bright accent pillows, mowed lawn.
Have a plan—not just a listing. A good listing is strategy, not luck. You only get one chance to make that “New on Market” impression.

Final Word

If you’re sitting on a house in Denton County and waiting for the right time—it’s here. Summer is when the best buyers are out, and with the right plan in place, you’ll be in control of the process, not scrambling.

It is a buyer’s market. What sales a property. Right Price, Move in Ready, and the RIGHT Buyer wants your property.

If you want to talk specifics, I’ll show you what homes near you are selling for, how to get the best price, and what you can expect.

📞 Robert Wink
U.S. Veteran | Local Real Estate Professional
Coldwell Banker Realty
Serving the DFW Area.
📲 Text or call anytime: 940.999.8988
🌐 www.RobertWink.com

Uncategorized • July 5, 2025

🏡 Why Investors Are Targeting Denton Rental Homes in 2025

by Robert Wink

🏡 Why Investors Are Targeting Denton Rental Homes in 2025

By Robert Wink, Realtor® | Coldwell Banker Realty – Denton County, TX

Over the last several years, Denton has quietly become one of the hottest markets for real estate investors in North Texas. As a seasoned realtor and investor, myself, I’ve watched this transformation firsthand—and in 2025, the momentum is stronger than ever.

Whether you’re new to real estate investing or a seasoned portfolio builder, Denton rental homes are offering a combination of affordability, consistent returns, and long-term appreciation that’s hard to ignore.

Let’s break down why investors are zeroing in on Denton—and why it might be time for you to take a closer look, too.

📈 1. A Booming Population = High Rental Demand

To start, Denton’s population is growing—fast.

Thanks to its location between Dallas and Fort Worth, its two major universities (UNT and TWU), and a unique blend of small-town charm with urban conveniences, more people are moving to Denton every year. This influx of residents means higher rental demand, especially in walkable areas, near campuses, and in well-kept suburban communities.

As demand rises, so do rental rates—and vacancy rates drop.

💰 2. Strong Rental Yields at Lower Entry Costs

Compared to areas like Frisco, Plano, or Southlake, Denton still offers more affordable entry points for investors.

That lower buy-in means higher rental yield percentages. Put simply: investors are getting more monthly income for each dollar they spend on a property.

With rising rents and a tight housing supply, Denton rental homes are consistently producing healthy cash flow.

🏠 3. Long-Term Appreciation and Equity Growth

It’s not just about monthly income. Denton homes have steadily appreciated over the past 10 years—even through market corrections.

This means investors are benefitting from both short-term rental income and long-term property value growth. It’s the kind of dual return most markets can’t promise, but Denton delivers.

In 2025, the appreciation trend continues, especially in up-and-coming communities like Country Lakes, Rayzor Ranch, and Forrestridge.

🔄 4. Diverse Tenant Pool = Stability

Denton is home to a wide mix of renters:
✔️ College students
✔️ Healthcare professionals
✔️ Remote workers
✔️ Military families
✔️ Downsizers & retirees

This diversity makes Denton less vulnerable to sudden rental slumps. Even if one tenant segment slows down, there are others waiting to take their place.

It’s this kind of balance that gives investors peace of mind—and keeps properties filled year-round.

⚖️ 5. Investor-Friendly Policies

Unlike some other cities cracking down on landlords, Denton has remained friendly to property owners.

Short-term rentals are still permitted in many areas. Rent control isn’t a factor. And the city has invested in infrastructure that supports property values, not restricts them.

For landlords, that means fewer headaches and more confidence when making long-term decisions.

👨‍💼 Final Word from a Local Realtor & Veteran Investor

Having served both my country and my clients for decades, I believe in investing where value, opportunity, and people come together—and Denton fits that bill.

Whether you’re looking for your first rental property or expanding a growing portfolio, Denton County is worth a serious look. If you’d like to explore available properties, run numbers, or talk strategy, I’m here to help.

Let’s walk through the possibilities together—and make your next investment one that builds both income and legacy.

Robert Wink
Realtor®, Veteran, Investor
Coldwell Banker Realty – Denton County, TX
📍 Serving DFW
📧 robert.wink@cbrealty.com | 📞 (940) 999‑8988
🔗 robertwink.com

Uncategorized • July 4, 2025

July 4 – Denton’s Best Neighborhoods to Watch the Fireworks 🎇

by Robert Wink

July 4 – Denton’s Best Neighborhoods to Watch the Fireworks 🎇
By Robert Wink, Denton County Real Estate Expert

As Independence Day lights up the Texas skies, few places offer a better community vibe and fireworks experience than Denton. Whether you’re looking for a family-friendly block party, a peaceful view from your front porch, or easy access to the city’s official show, Denton has several neighborhoods that offer prime firework-watching real estate.

Here are Denton’s top neighborhoods to enjoy the July 4th fireworks:

1. For the Classic American Vibe: Southridge

Southridge offers tree-lined streets, wide lawns, and a strong sense of community. Many residents host cookouts and small fireworks displays of their own. The elevated terrain in certain sections offers distant views of the official Denton fireworks show at Quakertown Park. If you’re into nostalgia and neighborly gatherings, Southridge is hard to beat.

2. For the Front-Row View: Downtown Denton & Quakertown Park Vicinity

If you want to be near the action, neighborhoods around Quakertown Park and the downtown square are ideal. Residents within walking distance of these areas often have the best vantage points for Denton’s main fireworks display, plus access to food trucks, live music, and the July 4th celebration festivities. Just be ready for some extra foot traffic!

3. For a Hidden Gem Experience: Forrestridge

Forrestridge sits atop some of Denton’s highest elevations, offering broad skyline views—perfect for catching multiple fireworks displays from nearby towns in addition to Denton’s. It’s a more relaxed, upscale neighborhood where many residents enjoy fireworks from their own backyards or balconies.

4. For Family-Friendly Fireworks: Unicorn Lake Area

Near shopping, restaurants, and Rayzor Ranch, the Unicorn Lake neighborhood draws families looking for entertainment without the downtown crowds. Some homes here enjoy partial views of the fireworks, and the community often organizes small events and kid-friendly gatherings around the holiday.

5. For the Ultimate Backyard Show: North Lakes & Windsor Ridge

These neighborhoods are known for active homeowners who go all-out with personal firework shows. If you’re lucky enough to have friends in Windsor Ridge or North Lakes, you might witness full backyard displays that rival the city’s. It’s a fun, safe atmosphere with lots of sparklers, fountains, and laughter.

Pro Tips for the Evening:

Arrive early if you’re parking near Quakertown Park.
Check HOA and city rules before lighting your own fireworks.
Bring bug spray, a blanket or lawn chairs, and a Bluetooth speaker for tunes.
Support local—grab BBQ or tacos from a Denton favorite before the show!

Thinking of Moving to Denton?

If you love community celebrations, walkable neighborhoods, and summer nights filled with laughter and light, Denton might just be your next home. I’d be happy to help you find the perfect neighborhood where July 4th is always something special.

📞 Robert Wink, Coldwell Banker Realty
📍 Denton County Specialist | 🏡 Residential Real Estate
📧 robert.wink@cbrealty.com | 📱 940.999.8988

Happy 4th of July, Denton! Stay safe and celebrate big.

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