# Leasing in a New Lease-Up Tower: What to Expect > Why lease-up concessions run deepest, unfinished amenities, construction noise and renewal pricing. URL: https://dallashighriseapartments.com/guide/leasing-in-a-lease-up-tower/ Last-Modified: 2026-10-20 Tags: leasing in a new apartment building lease up Decision guide · New Construction # Leasing in a Lease-Up Tower Why lease-up concessions run deepest at new Dallas towers, what to expect from unfinished amenities, construction noise and staff ramp-up, and how renewal pricing works. Updated October 20, 2026 5 min read Reviewed by TREC-licensed locators ![New tower lobby with finishing touches underway](/images/featured/new-dallas-tower-lobby-with-finishing-touches-unde.webp) ## The Best Deals Are in the Newest Buildings Our team regularly sees the most aggressive pricing happen before a Dallas building is even fully finished. Lenders set strict stabilization targets, meaning new properties must fill hundreds of empty units fast. We find that this pressure is why our new high rise apartments [/new-high-rise-apartments/ →](/new-high-rise-apartments/) search consistently turns up the deepest new apartment building concessions in the market right now. RealPage data from late 2025 and 2026 shows that roughly 23% of apartments across the Dallas-Fort Worth metro are offering significant discounts. We track the best lease up specials dallas has to offer daily. Recent standouts include **Hanover Turtle Creek** offering 8 weeks free, **Parkview Turtle Creek by Hanover** giving 6 weeks, **8119** and **The Oliver** granting 2 months each, plus **The Sinclair Residences** and **Modera St. Paul** offering 1.5 months. ![Unfinished amenity deck with the skyline behind](/images/content/unfinished-amenity-deck-with-covered-furniture-and.webp) We know that leasing in a new apartment building lease up phase comes with real advantages, alongside a few trade-offs. Let’s look at the data, what it actually means for your lease, and then explore practical ways to negotiate the best terms. ## Why Lease-Up Concessions Run Deepest We see the deepest discounts in these buildings because developers are racing against strict financial clocks. Lenders typically require these new properties to reach 90% occupancy within 12 to 18 months of opening doors. Our analysis of the Dallas market shows three main factors driving current promotions. - **Occupancy targets.** Fast stabilization keeps the development’s financing secure. - **Heavy Competition.** The peak delivery cycle created a massive overlap of competing high-rises. - **Supply timing.** Cushman & Wakefield data shows the active construction pipeline dropped 55% between its peak and late 2025. DFW delivered more than **44,000 units in 2024**, but deliveries are dropping to roughly **21,000 in 2026** (Marcus & Millichap). As fewer towers open, lease-up deals become harder to find. We currently see typical Dallas high-rise concessions ranging from 4 to 8 weeks free. Lease-up towers usually sit at the very top of that range. Our clients also frequently see properties stack a **look-and-lease credit** of $500 to $1,000 on top of the free rent if they sign within 24 to 48 hours of touring. > **Advisor note** > > Get three things in writing: how many weeks free, on what lease length, and whether the free time is applied upfront, spread out, or at the end. ## What First-Wave Residents Should Expect We advise clients that renting during an initial opening requires some patience. You get untouched finishes and pristine spaces, but you might also deal with construction noise and delayed openings. Our goal is to prepare you for the four most common realities of moving in early. ### Amenities on a phased schedule Pools, gyms, sky lounges, and trendy additions like cold plunge pools often open weeks after first move-ins. We always recommend asking the leasing staff for confirmed, hard dates instead of estimated timelines. City inspection delays frequently push back the opening of rooftop decks or fitness centers. ### Punch-list work Our clients sometimes encounter contractors still finishing hallways, common areas, or the parking garage. Freight elevators are often shared with construction crews during daytime hours, which complicates move-in schedules. We actively steer you to completed floors and select stacks located far away from active hammering and drilling. ### A team still settling in New property staff members are still learning the building’s distinct quirks. Our experience shows that basic operations like package handling via Luxer One lockers, maintenance dispatch, and Brivo access systems take a few weeks to run smoothly. Minor software glitches in the resident portal are common during the first month. ### First-generation units We love showing these pristine spaces to the first residents new apartment communities welcome, because absolutely nobody has lived in your space before. You get completely fresh finishes, protective film freshly peeled off induction cooktops, and the newest smart-home thermostat packages. ![Leasing agent showing a first-generation unit in a new high rise](/images/content/leasing-agent-showing-a-first-generation-unit-in-a.webp) ## The Renewal Reset Our most critical warning for new residents is to prepare for the year-two price jump. Management software systems like RealPage price your renewal offer based on the initial **base rent**, totally ignoring the net effective rent you paid after your initial concessions. We use a simple math example to illustrate this financial shock. If you take two months free on a $3,000 unit, your average monthly cost drops to $2,500 during year one. Our clients are often surprised when year two starts from that original $3,000 baseline, plus a standard 3% to 5% market increase. Smart renters delay this inevitable reset by negotiating a 15-month or 18-month initial lease term upfront. > **Pro Tip** > > Always ask the leasing manager to calculate your exact expected year-two base rent before you sign your initial paperwork. ## Questions to Ask a Lease-Up Tower We arm our clients with highly specific questions before they tour a brand-new high-rise. Asking the right questions up front prevents major headaches and financial surprises later. Our checklist ensures you get the exact details needed to compare multiple Dallas properties fairly. 1. Which amenities hold a certificate of occupancy right now, and what are the hard dates for the rest? 2. Which specific floors and unit stacks are 100% complete and signed off? 3. Is heavy construction, drilling, or painting still active anywhere near my target unit? 4. How are the weeks free applied to my ledger, and what exact lease lengths qualify? 5. How did management price renewals for the very first wave of residents who signed last year? 6. What is the current stabilization percentage or total occupancy rate today? ## Lease-Up vs. Stabilized Buildings We often help renters choose between a brand-new tower and an established property. A stabilized building typically maintains 90% occupancy or higher and operates with settled daily routines. Our comparison table highlights the biggest practical differences you will encounter day-to-day. | Feature | Lease-up tower | Stabilized tower | | --- | --- | --- | | Concessions | Often deepest (4 to 8 weeks) | Varies; still common at many Dallas towers | | Unit condition | First-generation, never lived in | Turned over between previous residents | | Amenities | May open on a phased schedule | Fully operating and maintained | | Resident ratings | Few or no Google reviews yet | Established community reputation | | Construction activity | Possible on some floors or exterior | None | | Renewal pricing | Priced from higher base rent | Priced closer to your current effective rent | ## How to Get the Most From a Lease-Up Deal We use specific negotiation tactics to extract maximum value from property promotions. Leasing agents have some flexibility, but you must know exactly what to request. Our top strategies help you secure the best floor plan while minimizing your out-of-pocket costs. 1. **Ask for the full concession on the lease length that suits you.** Properties often advertise specials based on a 13-month or 15-month term, but managers can sometimes apply them to 12-month deals if pushed. 2. **Demand upfront application of free rent.** Taking the credit in your first few months preserves your cash, which helps cover Dallas movers and new furniture. 3. **Ask about look-and-lease credits.** Many properties offer an extra $500 to $1,000 off your first month if you apply quickly after touring. 4. **Choose a completed floor.** Select a unit far away from active punch-list work or the ongoing noise of the freight elevator. 5. **Lock your parking choice early.** Grab the best reserved garage spaces before the building hits 50% occupancy. 6. **Get hard amenity dates in writing.** Hold management accountable for delayed gym or pool openings. ## Signs a Lease-Up Is Going Well We look closely at operational details to judge if a new building is managed properly. A smooth launch features a fully staffed front desk, active electronic access systems, and highly organized package rooms. Our standard expectation is that maintenance teams resolve routine work orders within 24 to 48 hours, even during the chaotic first month. Early residents sometimes report problems with these basic services. We always advise asking the property manager exactly how they intend to fix those specific failures before you sign a lease. ## Recent Lease-Up Towers in Our Inventory We constantly update our database with the latest high-rise openings across Dallas. The Turtle Creek and Uptown neighborhoods currently feature the densest concentration of aggressive move-in specials. Our current list of top-tier properties includes **Hanover Turtle Creek** (2025, 21 floors, up to 8 weeks free) and **Parkview Turtle Creek by Hanover** (2026, 20 floors, 6 weeks free). Other notable recent additions are **Hanover Preston Hollow** (2025, 23 floors, 4 weeks free), **Thirty One Eleven Sunset** (2025, 16 floors, 1.5 months free), and the impressive **2811 Maple** (2025, 31 floors). We also still see heavy discounting at several 2024 deliveries. Established favorites like **The Sinclair**, **8119**, **The Oliver**, and **Modera St. Paul** continue to offer 1.5 to 2 months free to reach their final stabilization targets. ## Is Lease-Up Right for You? We find that lease-up buildings perfectly fit homeowners transitioning between properties, business owners needing a corporate suite, or any renter who prioritizes brand-new finishes and maximum financial savings over absolute perfection. The temporary inconveniences of a phased rollout are usually worth the thousands of dollars saved on a twelve-month contract. Our team suggests checking out new construction vs. established high rises [/guide/new-construction-vs-established-high-rise/ →](/guide/new-construction-vs-established-high-rise/) if you heavily prefer a proven building with a long history of solid ratings. You can also explore exactly which properties are opening next across the city. We continuously track these openings and update our new towers and their lease-up status [/blog/new-dallas-high-rise-towers-2025-2027-update/ →](/blog/new-dallas-high-rise-towers-2025-2027-update/) guide to keep you informed. FAQ ## Quick Answers ### Why are lease-up deals bigger? A new tower needs to fill hundreds of units fast to stabilize occupancy. Deep concessions, often 4 weeks to 2 months free or more, speed that up. ### Will the amenities be ready when I move in? Not always. Pools, gyms and lounges can open after the first residents arrive. Ask for confirmed completion dates. ### What happens at renewal? Renewal is usually priced from base rent, not your concession-adjusted rent, so your payment can rise in year two. ### Is there construction noise in a lease-up building? There can be during punch-list work, especially on unfinished floors or near the amenity deck. Ask which floors are complete. Ready to search? See the Dallas buildings, rents and specials for new construction searches. Learn more about New High Rise Apartments [/new-high-rise-apartments/ →](/new-high-rise-apartments/) Start Your Search [/contact/ →](/contact/) More reading: all guides [/guide/ →](/guide/) · Dallas high rise neighborhoods [/neighborhoods/ →](/neighborhoods/)