Side-by-side comparison of Dallas, TX and Austin, TX — cap rates, rent, prices, and investment metrics.
Cash flow: Dallas has the edge with an estimated cap rate of 2.57% compared to Austin's 2.47%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $355,000 in Dallas vs $425,000 in Austin, while rents come in at $1,620/mo and $1,850/mo respectively.
Growth & appreciation: Austin is growing faster at 2.8% annually vs Dallas's 1.8%. Austin leads on home value appreciation at 3.1% per year. Strong population growth typically translates to sustained rental demand and long-term price support.
Costs & risk: Property taxes are 1.8% in Dallas vs 1.68% in Austin. Vacancy rates of 5.6% and 5.2% are both healthy, suggesting strong tenant demand in both markets.
Bottom line: Austin edges out Dallas on most key metrics. While cap rates are moderate at 2.47%, Austin's overall profile is stronger. Use our free calculators to model specific deals in Dallas or Austin.