Question 1

I am thinking about buying in the Dallas urban core. Where do we start?

Accepted Answer

With a conversation. We talk about what you want the home to do for you, where you want to be, and what you need your payments to look like. I will tell you honestly whether a purchase makes sense right now, connect you with lenders who know condo financing, and get us looking at the right buildings. No pressure, no obligation.

Question 2

Is it better to buy or rent in Uptown Dallas?

Accepted Answer

It depends on how long you plan to stay. In Uptown, the breakeven horizon on a condo purchase is typically three to five years. If you are going to be there that long, buying usually wins on equity and appreciation. If your plans are shorter, renting is often the smarter move. I run the numbers for your specific situation rather than give you a slogan.

Question 3

Which neighborhoods do you cover?

Accepted Answer

Uptown, Oak Lawn, East Dallas, and North Oak Cliff, the neighborhoods closest to Downtown Dallas. Condos and townhomes are my specialty, which matters because those property types dominate this part of the city. I have been working these same streets for more than 25 years.

Question 4

Which are the most walkable neighborhoods near downtown Dallas?

Accepted Answer

Uptown is the most walkable, with Walk Scores in the low-to-mid 90s and the Katy Trail at your door. Oak Lawn is right behind it, in the mid-80s to low-90s, especially around Turtle Creek. North Oak Cliff is walkable in pockets, around 80 near the Bishop Arts District. East Dallas varies by pocket, but areas around Lower Greenville and White Rock Lake have real pedestrian life.

Question 5

What is the difference between a condo and a townhome?

Accepted Answer

A condo is a unit inside a building, owned individually, with shared common areas managed by the HOA. A townhome has its own entrance, usually two or more levels, and often a small yard or patio. Both carry HOA fees. Townhome associations tend to be simpler because there are fewer shared systems, but the true-cost question is the same either way.

Question 6

What should I know before buying a condo?

Accepted Answer

Three things. First, the HOA: monthly fees, reserve fund, and any pending special assessments. Second, whether the building qualifies for the mortgage you want. Third, the exit strategy: who will buy this unit from you in five or ten years, and at what price. I go through all three with every buyer before anyone writes an offer.

Question 7

Can you get a regular mortgage on a condo?

Accepted Answer

Not always. A building can fail conventional financing because too many units are investor-owned, the HOA is in litigation, or the reserves are too thin. That is why I check a building's financing eligibility before a client falls in love with a unit. Falling in love first, then discovering the building will not finance, is the pain I save people.

Question 8

How do the 2026 Fannie Mae and Freddie Mac condo rule changes affect my loan?

Accepted Answer

Starting August 3, 2026, every condo purchase goes through a full review of the association, no matter your down payment. The lender checks reserves, how many units are behind on HOA dues, owner occupancy, and litigation. A building where more than 15 percent of units are 60 days or more delinquent on dues can fail, and reserve requirements tighten again in January 2027. The practical takeaway: the building's finances matter as much as your credit, so verify eligibility early.

Question 9

What is a resale certificate?

Accepted Answer

A document the HOA provides that lays out the association's financial condition: reserves, delinquencies, pending litigation, and any known special assessments. It is one of the most important papers in a condo or townhome deal. I make sure my clients actually read it and understand it before they commit.

Question 10

Can I use an FHA or VA loan to buy a condo in Dallas?

Accepted Answer

You can, but the building has to qualify, not just you. FHA only lends in buildings that are on HUD's approved list or get a single-unit approval, and most of those require at least 35 percent of units to be owner-occupied with no more than about 15 percent of units behind on their HOA dues. VA works the same way, with project-level approval. That is why I check a building's approval status before you fall for a unit you may not be able to finance.

Question 11

Do I need my own home insurance if the HOA has a master policy?

Accepted Answer

Yes, you usually do, and it is easy to overlook. The building's master policy covers the structure and the common areas. It does not cover your finishes, your personal belongings, or your liability inside your unit, and that is what an HO-6 policy is for. Newer rules also push more of the building's deductible onto the building owner, which lands on everyone through the dues. Carrying your own policy is part of the true cost of a condo, not an optional extra.

Question 12

Can I rent out my condo later? What should I know before I count on that income?

Accepted Answer

Only if the building lets you, so check before you buy. Many Dallas associations cap how many units can be leased at any one time, commonly 15 to 25 percent, and some require you to live in the unit for a set period first. A leasing restriction only holds if it is written into the recorded declaration. If renting eventually matters to you, I look at the rental cap and your place in line before you commit, not after.

Question 13

What does an HOA fee actually cover?

Accepted Answer

Typically exterior maintenance, common areas, water, trash, the building's master insurance, and money set aside in reserves for future repairs. In Uptown and Oak Lawn, fees can run from about $300 to more than $1,000 a month depending on the building and what is included. The fee is part of the true cost of the property, and I put it in front of you before you fall in love with a number that does not tell the whole story.

Question 14

Are HOAs worth it?

Accepted Answer

HOAs are neither good nor bad on their own. They are a cost attached to a certain kind of property, and the question is what you get for it. A well-managed association protects your investment and keeps the building a place people want to buy. A mismanaged one can drain your equity. I help you tell the difference before you buy.

Question 15

Why are HOA fees going up in Dallas?

Accepted Answer

Insurance is the biggest driver. Building master policies have climbed sharply, and Texas takes a lot of hail and storm claims, so that cost lands in the HOA budget and then in your dues. Reserves are the second piece: lenders now expect associations to hold meaningful reserve funds, so boards that underfunded for years are catching up. Rising fees are not always a red flag. Sometimes they are a board doing the right thing.

Question 16

What is a special assessment, and how do I know if one is coming?

Accepted Answer

A one-time charge on top of your monthly dues, usually for a major repair the reserves cannot cover: a roof, a garage, a storm deductible. It can be a few hundred dollars or several thousand. You can usually see it coming. Board minutes, the reserve study, and the resale certificate all show what the association knows is on the horizon. I review those documents with every buyer so the true cost is on the table before the offer, not after closing.

Question 17

How do I know if an HOA is well managed?

Accepted Answer

Read the money. A well-run association has a reserve fund that is actually funded, no pending litigation, low delinquency on dues, and a maintenance plan that matches the age of the building. I look at the budget, the reserve study, and the resale certificate with every buyer. If the numbers are healthy, the building is probably in good hands.

Question 18

I have never bought a home before. How does the process work in Texas?

Accepted Answer

It is a sequence, and none of it is a mystery: get preapproved, find the right building and unit, negotiate an offer, use the option period and inspection, clear your financing, and close with the title company. I walk you through each step before it happens, so you are never signing something you do not understand. For a condo or townhome, the HOA documents and financing review run alongside the whole process.

Question 19

How much do I need for a down payment and closing costs?

Accepted Answer

It depends on the loan program and the building. On a qualifying condo, a conventional loan can start around 5 percent down, and some programs go lower, but only if the building itself is approved for that program. You also want cash set aside for closing costs and your first year of insurance and taxes. I connect buyers with lenders who actually understand condo financing, so you get a real number before you start looking.

Question 20

Does the HOA fee count against how much I can borrow?

Accepted Answer

Yes. Lenders include the HOA payment in your debt-to-income ratio, and for a condo they underwrite the building too. Two units can cost the same on paper and qualify you for very different loan amounts once the fees are counted. That is why I run the true monthly cost with every first-time buyer, not just the purchase price.

Question 21

How do you price my condo or townhome?

Accepted Answer

With comps and judgment. I pull the recent sales in your building and the buildings buyers compare yours to, then adjust for condition, floor, views, and finishes. I also factor in the HOA, because a strong association supports your price and a weak one caps it. Then I tell you the truth about what the market will pay, even when it is not what you hoped.

Question 22

What should I do to get my place ready to sell?

Accepted Answer

Less than people think. Declutter, make the obvious repairs, and let the unit show as what it is: a well-kept place in a good building. For condos and townhomes, the HOA matters to buyers more than fresh paint, so I make sure the resale certificate and the association's financials are ready to answer buyer questions. Product knowledge is what sells these properties, and I bring all of it.

Question 23

What does it cost to sell a condo or townhome in Dallas?

Accepted Answer

The agent commission, the owner's title policy, the HOA's resale fee, and prorated taxes and dues are the main pieces. I give every seller a clear written breakdown before we list, so there are no surprises at closing. The total depends on your price and your association, and I will show you the math in advance.

Question 24

When is the right time to list?

Accepted Answer

When you are truly ready to move, and we have had time to position the place properly. This is an urban core market where lifestyle buyers look year round, so the season matters less than condition and price. I have sold in every month of the year. We pick the timing that fits your life, then make the unit the best version of itself for that moment.

Question 25

How much do condos cost in Uptown Dallas?

Accepted Answer

The range is wide: entry one-bedrooms in older buildings in the low $200,000s, up to seven figures for premium units in newer high-rises. The price depends on the building, the floor, the view, and the finishes. Across my service areas, the typical range runs from about $200,000 to $2,000,000. I show current comps for any building you are considering.

Question 26

How do you determine what a home is worth?

Accepted Answer

Recent sales of comparable units, adjusted for the specifics of yours: condition, upgrades, floor, exposure, and square footage. For condos and townhomes I also factor in the association's health, because buyers pay for a well-run building. I will walk you through the math line by line, whether you are buying or selling.

Question 27

Is it a buyer's market or a seller's market right now?

Accepted Answer

In the Dallas urban core, the honest answer is that it sits between the two. Inventory is higher than it was in 2022 and 2023, which gives buyers more choices and more negotiating leverage, while well-priced, well-presented properties in good buildings still sell. Overpriced units with HOA red flags are the ones sitting. I keep the current picture fresh on my market report, and I will give you the specifics for your building.

Question 28

What is the option period?

Accepted Answer

In Texas, the option period is the negotiated window, usually seven to ten days, during which a buyer can terminate the contract for any reason and get their earnest money back. In exchange, the buyer pays the seller a small option fee. It is your period of protection: inspections and due diligence happen here, and I make sure my buyers use every day of it.

Question 29

What disclosures does a seller have to provide in Texas?

Accepted Answer

Texas sellers complete the Seller's Disclosure Notice covering the condition of the property, and for condos and townhomes the HOA's resale documents come along with it: budget, reserves, delinquencies, and litigation. Those documents are where the real risks hide, so I go through them the same way I would for a buyer on the other side of the table.

Question 30

Do I need a real estate attorney for a Texas closing?

Accepted Answer

Most Texas closings run through a title company, not an attorney, which surprises people who move here from other states. The title company handles the settlement, the title policy, and recording. What you need is someone who reads the contract for you, and that is my job. I walk through every document until you understand what you are signing, not just that you are signing it.

Question 31

What is it like working with a solo broker instead of a team?

Accepted Answer

When you call, you get my phone number. I do the showings, I write the offers, I am at the closing. There are no team handoffs and no junior agents learning on your transaction. After 25 years working the same neighborhoods, my product knowledge is the whole point, and you get all of it.

Question 32

What does it cost to have you represent me as a buyer?

Accepted Answer

Usually nothing out of pocket. In most Dallas condo and townhome purchases, the buyer's agent compensation comes from the seller's side at closing. When a transaction works differently, we agree on the fee in writing before we start. Either way you will know exactly what it costs, and it will never be a surprise.

Ask Matt.

Start with where you want to be.

The urban core is condo country.

The fee is part of the price.

Your first place, done right.

Positioned, priced, and sold.

What it is worth, and why.

Paperwork that protects you.

One broker, start to finish.

I'm happy to help.