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

Why Now Is the Perfect Time to Buy a Home in North Texas

By Robert Wink – North Texas Realtor & Straight-Talk Home Matchmaker

Every few months, buyers ask the same question:
“Should I wait to buy?”

Here’s the answer—right now is actually one of the smartest times to make your move, and I’ll show you exactly why.

Between shifting mortgage rates, softening prices in some areas, and more homes sitting on the market longer than expected, this season is quietly becoming a buyer’s sweet spot in North Texas.

📉 1. Mortgage Rates Are Stabilizing (and Buyers Are Winning)

You may have heard rates have been high—and that’s true. But in recent months, we’ve seen signs of leveling off, and lenders are starting to offer creative solutions again:

• Rate buydowns are back

• Some sellers are offering to cover closing costs or buy points down

• Lenders are rolling out adjustable-rate mortgages with lower first-year payments

And if rates dip again (which they might later this year or early 2026), you can always refinance later. But if you wait for the “perfect rate,” you’ll be competing with the next wave of buyers—and that means higher prices.

💡 Buy the home now. Refinance when it makes sense. Win twice.

🏠 2. Inventory Is Up = More Choices + Better Deals

We’re seeing more listings hit the market, and some sellers are feeling the pressure to move before the holidays. That means:

• Fewer bidding wars

• More negotiating room on price, closing costs, and repairs

• Greater selection in key neighborhoods like Denton, Argyle, Flower Mound, and Northlake

This time last year, buyers were lucky to get in the door. Now? You’ve got leverage, especially on homes that have been sitting for 30+ days.

🧠 3. Sellers Are More Flexible Than They’ve Been in Months

In August and early fall, many sellers want to close before school routines, travel, and holidays kick in. That urgency = opportunity for buyers.

• You can negotiate stronger terms (like possession timelines or appliances)

• Sellers are more open to price reductions or credits

• You may even find homes that come with warranties, upgrades, or incentives

In short, you can shop smart right now without rushing or overpaying.

📍 Local Example: What’s Happening in North Texas

Here’s what I’m seeing right now in the market:

• Denton: Homes in Sundown Ranch, Southridge, and Forrestridge sitting longer = buyer advantage

• Argyle & Northlake: Builders offering $10K–$20K incentives on move-in ready homes

• Southlake & Trophy Club: Luxury homes now open to price negotiations

• Roanoke & Flower Mound: Great inventory in the $450K–$700K range with flexible sellers

🛠️ Final Thought from Robert

If you’ve been watching and waiting, now is the time to act smart—not later, when everyone jumps back in.
This window—late summer through early fall—is historically when savvy buyers find value.

Let’s get you in position to buy before prices climb and inventory tightens again. I’ll walk you through:

✔️ Rate strategy with trusted lenders
✔️ Homes that offer negotiation power
✔️ Custom searches based on your goals and timing

📲 Ready to get started? Let’s talk:

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

Your August Checklist for Selling a Home Faster in Denton

By Robert Wink – North Texas Realtor & Strategic Home Selling Expert

Selling your home in Denton this August? You’re in luck—late summer gives sellers a real shot to stand out. But let’s be clear: this isn’t spring, and it’s not fall. August is a unique window, and if you want to move your property fast and profitably, you need a strategy tailored to the season and the local market.

Here’s your August home selling checklist, built specifically for Denton homeowners who want results before Labor Day.

✅ 1. Refresh Your Curb Appeal (Summer-Style)

In Texas heat, your lawn and landscaping can make or break first impressions.

• Water early and often to keep your grass green and full

• Trim shrubs, edge the lawn, and clear away dry leaves or weeds

• Add fresh mulch and late-summer flowers (like salvia or marigolds) for a burst of color

• Power wash the walkway, porch, and driveway

💡 Denton buyers love yards that look move-in ready—not ones that scream “end of summer maintenance project.”

✅ 2. Keep the Home Cool and Inviting

Buyers will be touring in 100° heat. Your job? Make your home feel like a refreshing oasis.

• Set the A/C a few degrees cooler than normal during showings

• Use ceiling fans and open doors for airflow

• Offer chilled water bottles or small cold treats (seriously—it works)

• Avoid cooking strong-smelling meals on showing days

Bonus points if the house smells like fresh linen or citrus. Skip the heavy candles.

✅ 3. Lean Into Natural Light—But Watch the Heat

August sun = great photos, but it can also turn your home into a sauna.

• Open blinds for showings, but tilt them to diffuse direct sunlight

• Schedule showings in the morning or early evening when possible

• Make sure your listing photos capture early daylight—it flatters everything

✅ 4. Highlight Denton’s Late-Summer Lifestyle

Your buyer isn’t just buying a home—they’re buying a lifestyle. Help them picture it.

• Showcase outdoor spaces: back patios, shade trees, gardens, or fire pits

• Leave out a flyer with local favorites like the Denton Community Market, UNT events, or afternoon concerts at Dan’s Silverleaf

• Mention proximity to schools, trails, and I-35 access in your listing description

Selling in Argyle, South Denton, or near the Square? Lean into your location’s charm and walkability.

✅ 5. Price Smart, Not Stale

In August, buyers have seen what spring had to offer. If your price is too high, they’ll scroll right past.

• Use fresh comps from June–July closings, not spring

• Know what’s still sitting on the market and avoid their mistakes

• Consider offering closing cost help, 2 in 1 buy-down, or home warranties to sweeten the deal

Need a pricing strategy that gets eyes and offers? I’ll show you exactly what’s moving in your part of Denton.

✅ 6. Prep for Back-to-School Buyers

August buyers are often parents in a hurry—they want to close and settle before school starts.

• Highlight school district, bus routes, and family-friendly layouts

• Leave listing flyers with school ratings or neighborhood maps

• Clean and stage kids’ rooms to help families visualize the space

📲 Ready to Sell Before the Season Shifts?

August is a golden window in Denton—it’s quieter, more focused, and full of serious buyers. But you have to work the timing, show smart, and price with precision.

👉 Let’s build your custom August selling plan now. Call or text me.

Whether you’re in Southridge, Sundown Ranch, Forrestridge, or out near Argyle, I’ll help you price right, get it sold.

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

Is Southlake Still the Luxury King of DFW Suburbs?

By Robert Wink – North Texas Realtor & Luxury Market Insider

If you’ve been watching the Dallas-Fort Worth real estate scene for any time at all, you’ve probably heard this question more than once:
“Is Southlake still the top-tier, no-compromise luxury suburb in DFW?”

It’s a fair question. With strong contenders like Westlake, Frisco, Prosper, and even parts of Argyle and Colleyville stepping up their game, the North Texas luxury map is shifting.

But let me give it to you straight—Southlake is still the king, and here’s exactly why.

💰 Southlake Price Points: Still Elite, Still Competitive

As of mid-2025, here’s what the numbers are telling us:

• Southlake median home price: ~$1.45M

• Average price per square foot: $390–$450

• Luxury threshold: Homes typically start at $1.2M and soar beyond $5M

• Top-tier neighborhoods: Carillon, Southlake Woods, Clariden Ranch, Vaquero-adjacent estates

These homes aren’t just expensive—they’re intentional, high-end builds on oversized lots, with mature trees, gated entries, and serious craftsmanship.

Compare that to other rising stars:

• Frisco: Luxury starts around $900K–$1.2M, but density and HOA restrictions are tighter

• Westlake: More exclusive than ever, but small and more corporate-feeling

• Prosper: Growing fast, luxury homes from $800K–$2M, but still developing infrastructure

💬 “In Southlake, you’re not just buying square footage—you’re buying status, schools, walkability, and community prestige.”

🎓 Southlake-Carroll ISD: The Ivy League of Texas Public Schools

Let’s be real—Carroll ISD is a powerhouse, academically and athletically.
For many families, this school district alone justifies the price tag.

• Consistently ranked among the top 3 school districts in Texas

• State championships in multiple sports

• Top-tier academic programs, AP courses, and college readiness rankings

If you’re raising a family and want the “full package” of education, safety, and opportunity, Southlake wins here—hands down.

✨ Amenities & Lifestyle: Where Luxury Meets Lifestyle

Southlake isn’t just about big houses—it’s about a refined lifestyle:

• Southlake Town Square – high-end dining, boutique shopping, holiday events

• Walkable retail + dining – rare in luxury suburbs

• Golf, trails, and parks – including access to Timarron Country Club and nearby Vaquero Club

• Minutes to DFW Airport – huge for executives, jet-setters, and international buyers

It’s one of the few DFW suburbs where luxury living feels effortless—you don’t have to leave town for anything.

🏆 So… Is Southlake Still the King?

Let’s call it like it is:

• Most prestigious ZIP code for luxury resale value? ✅ Still Southlake

• Best balance of schools, amenities, location, and lifestyle? ✅ Still Southlake

• Most well-established and fully developed luxury community in DFW? ✅ Still Southlake

Newer suburbs are gaining traction, but none check as many luxury boxes as Southlake does—consistently. It’s not trendy; it’s timeless.

📲 Thinking About Buying or Selling in Southlake?

If you’re eyeing Southlake—or want to know if your current luxury home is positioned right in today’s market—I’m happy to break it down for you.

✔️ Private showings of off-market and luxury listings
✔️ Accurate pricing strategies for high-end homes
✔️ Expert knowledge of Southlake’s micro-markets and builder history

👉 Start browsing Southlake luxury homes here (Link)
Or shoot me a message directly. When it comes to DFW luxury, I’ll make sure you land in the right castle.

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

Open Houses This Weekend: What Buyers Should Be Looking For

By Robert Wink – North Texas Realtor & Open House Pro

If you’re touring open houses around Denton County, Argyle, or Southlake this weekend, you’re not just walking into pretty homes—you’re stepping into one of the best opportunities to buy smart.

Whether you’re a first-timer or a seasoned house hunter, what you look for (and what you ask) during these tours can make or break your next move. Here’s how to walk into an open house like a pro—and a few tips to help you take advantage of the events happening this weekend.

🏡 Why Open Houses Still Matter in 2025

In a world full of online listings and virtual tours, open houses still give you an edge—especially in North Texas, where market conditions change fast. Seeing a home in person gives you a real feel for:

• The flow and layout (can you picture your family living here?)

• Natural lighting, smells, noise, and other “intangibles”

• The neighborhood vibe—take a walk around the block

🔍 What Buyers Should Be Looking for This Weekend

1. The Condition Beyond the Staging

That new couch and pretty pillows look great, but look deeper. Check:

• Baseboards and door frames (scuffs, damage, pet marks)

• HVAC vents and ceilings (water stains = red flag)

• Windows and natural light (don’t be afraid to open the blinds, and push on the bottom edges to see any water penetration.)

2. Storage and Functionality

Can your life fit here? Check:

• Closet sizes (bring a tape measure if needed)

• Pantry and cabinet space

• Garage depth and utility rooms

3. The Lot and Exterior

Step out back. Does the yard have room for the kids or dogs? Is there privacy from neighbors? Look at:

• Fence condition

• Grading (water runoff) — many new homes are not properly graded for runoff.

• Noise from nearby roads or construction

4. Ask the Agent These 3 Key Questions

• How long has the home been on the market?

• Have there been any offers or price drops?

• What are the seller’s ideal terms or timing?

📅 Open House Strategy: Weekend of August 3–4

There are dozens of open houses scheduled across Argyle, Denton, Flower Mound, and Trophy Club this weekend. Here’s how to tackle them:

✅ Map out your route in advance
✅ Bring a notepad or use your phone to jot down pros/cons
✅ Don’t be shy—ask questions (or better yet, bring me along!)

Need a list of open houses tailored to your price range and neighborhood preferences?
Shoot me a quick message, and I’ll send you a curated route.

🎯 Final Word from Robert

Open houses aren’t just for browsing—they’re for buying smart. The more you see, the more confident you’ll be when it’s time to make an offer. And when you’re ready to move forward, I’ll help you negotiate with confidence and clarity.

📲 Let’s turn your weekend home tour into your next set of keys.

👉 Browse homes + get custom open house alerts at Link
👉 Or text me directly for VIP walk-throughs this weekend or to create a map based on specifics of what you are looking for: 940-999-8988

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