This is our quarterly snapshot of the Dallas high rise apartment market, built from the 76 communities we track across six corridors. We update it each quarter so you can see where rents sit and where concessions run deepest. Every market statistic below carries its source and date. Building rents are published ranges from our inventory data as of mid-October 2026.
The Q3 2026 Market at a Glance
Dallas renters have more leverage than they did a few years ago, and it shows in concessions.
- DFW vacancy: 6.6%, forecast to drop about 40 basis points by year end (Marcus & Millichap, Q2 2026)
- Projected rent growth: 1.8% (Marcus & Millichap)
- Net absorption: 28,600 units over the trailing year, up 10% year over year (CoStar, Q2 2026)
- 2026 deliveries: about 21,000 units across DFW, down from more than 44,000 in 2024 (Marcus & Millichap)
- Average Dallas 1-bedroom: about $1,430 a month (RentHop, October 2026)
Put together, demand is strong and new supply is shrinking. That usually means concessions narrow over the next few quarters. For now, 4–8 weeks free is typical at Dallas high rises, with a few buildings going well beyond.
What this means for renters
If you’re planning a move in the next six months, today’s concessions are likely as good as they’ll get for a while. Lock in a lease length that carries you past the next slow season.
Rents by Corridor
Published rent ranges by corridor, from the lowest entry rent to the highest top-of-range rent in each:
| Corridor | Communities | Entry rent | Top rent | Concession picture |
|---|---|---|---|---|
| Uptown, Turtle Creek & Victory Park | 33 | $1,409 (The Arcadian) | $20,970 (Selene) | Up to 2 months free at several towers |
| Downtown Dallas | 21 | $1,049 (The Continental) | $17,000 (The National) | Six towers at 2 months free |
| Knox-Henderson & Highland Park | 6 | $1,764 (Nove at Knox) | $20,475 (8119) | 8119 at 2 months free |
| Design District | 2 | $1,900 (Dallas Urby) | $3,950 (Dallas Urby) | 3 months free at both |
| Deep Ellum & East Quarter | 4 | $1,196 (The Case Building) | $7,380 (The Oliver) | 2 months free at two towers |
| Frisco, Plano & North Dallas | 10 | $909 (Skyline at Kessler) | $19,000 (Thirty One Eleven Sunset) | Up to 2 months free |
Where Concessions Run Deepest
Design District: 3 months free
Both towers on Hi Line Drive, Dallas Urby (27 floors) and 1400 HiLine (23 floors), are offering 3 months free, and Dallas Urby adds a $500 gift card. That’s the deepest concession we’re tracking anywhere in Dallas.
Two months free
Two months free shows up across corridors this quarter: The Victor, Aster and The Arcadian in Uptown; Atelier Tower (plus a look-and-lease credit), Atelier Lofts, East Quarter Residences, Mosaic Dallas (plus $500 look-and-lease), Manor House and The Continental Downtown; 8119 in Knox-Henderson; The Oliver and The Gabriella in Deep Ellum; and Aspire Park Lane and Skyline at Kessler in the suburban group.
Lease-up towers
New buildings still filling up are running strong offers: Hanover Turtle Creek at 8 weeks free and Parkview Turtle Creek by Hanover at 6 weeks. See our new high rise apartments page for the full lease-up list.
Upfront cash offers
Not every special is free rent. Victory Place is taking $2,250 off the first month, Glass House by Windsor $1,000 off, Remi offers a $0 deposit and Ardan West Village advertises reduced deposits.
What Isn’t on Special
Several top-tier towers aren’t advertising concessions this quarter, including Selene, 2811 Maple, The McKenzie, The Galatyn and AMLI Fountain Place. At the luxury end, negotiation tends to happen on fees, parking and timing instead. Our luxury high rise apartments page explains what’s negotiable.
Reading Published Ranges Carefully
The ranges above span every unit type in each building, from studios to penthouses. A range like $2,121–$14,244 at The Victor doesn’t tell you what a 1-bedroom on the 20th floor costs. Floor premiums, orientation and concessions all move the number. Our floor-level pricing guide explains how, and our neighborhoods comparison helps you choose a corridor first.
Entry Rents: Where the Floor Sits in Each Corridor
Entry rents tell you the cheapest way into each corridor, usually a studio or small 1-bedroom. This quarter’s lowest five in our inventory:
| Building | Corridor | Entry rent | Special |
|---|---|---|---|
| Skyline at Kessler | Kessler Park | $909 | 2 months free |
| The Continental at Mercantile Place | Downtown | $1,049 | 2 months free |
| The Kirby | Downtown | $1,143 | 1 month free |
| The Case Building | Deep Ellum | $1,196 | None advertised |
| Main 3 Downtown | Downtown | $1,204 | 1 month free |
At the other end, the highest published ceilings belong to Selene ($20,970), 8119 ($20,475), Maple Terrace ($20,040) and The Galatyn ($20,000).
Net Effective Rent: The Number to Compare
A special changes what you actually pay. On a 12-month lease, 2 months free cuts net effective rent by about a sixth, and 3 months free by a quarter. That’s why a Design District tower at $2,400 with 3 months free can net out near $1,800, below many towers with lower headline rents and no special. Our Building Comparison Tool runs the math for any two buildings.
How We Build This Tracker
Each quarter we review published rent ranges, current specials and resident ratings across all 76 communities, then confirm notable changes with leasing offices. Market statistics come from named sources: Marcus & Millichap for vacancy, deliveries and rent growth; CoStar for absorption; RentHop for citywide average rent; and U.S. Census data via Marcus & Millichap for population. Ranges reflect all unit types in a building, so they’re a starting point, not a quote.
What We’ll Watch in Q4
- Whether concessions hold through the fall and winter slow season
- Lease-up progress at Hanover Turtle Creek and Parkview Turtle Creek
- Any change in the Design District’s 3-months-free offers
- Vacancy movement as 2026 deliveries slow
We’ll update this tracker next quarter.
Want live pricing for your budget? Start your search and we’ll send current rents and specials for the towers that fit.
Written by
Dallas High Rise Apartments Locating Team
Licensed Apartment Locators, Spirit Real Estate Group
The Dallas High Rise Apartments team tracks all 76 high rise communities across Uptown, Downtown, Knox-Henderson, the Design District, Deep Ellum and the northern suburbs, placing renters through Spirit Real Estate Group (TREC #562021).
Texas Real Estate Commission (TREC) licensed brokerage #562021
