🚨 **Construction costs are rising, luxury home markets are shifting, and some Dallas-Fort Worth homes are selling in DAYS while others sit for MONTHS. What's really happening in the DFW housing market?**

Welcome back to **Episode 19 of the Dallas Builders Club Podcast**, where Carl Dean and Matt Smith break down the realities of luxury custom home building, spec home investing, construction costs, and real estate development in North Texas.

In this episode, we're talking about the year-over-year construction material price increases that are putting pressure on builders and homeowners, including plywood costs, transportation expenses, and the ripple effects of rising fuel prices.

But construction costs are only part of the story.

**Why are luxury homes in Highland Park selling so much faster than properties in nearby Preston Hollow?** And what does that mean for investors looking to build $2 million+ spec homes in Southlake, Westlake, Argyle, Flower Mound, and the surrounding DFW market?

We also share firsthand experience from our own luxury residential developments, including how the first home in one of our Trophy Club projects sold for $1.8 million while a smaller home later sold for $2.1 million.

### 🔥 WHAT WE COVER IN EPISODE 19

🏗️ **Rising Construction Costs in 2026**
- Year-over-year increases in lumber, plywood, transportation, and building materials
- How fuel prices affect nearly every stage of home construction
- Why builders need contingencies and better cost forecasting
- Fixed-price vs. cost-plus construction contracts
- How to handle material price increases and subcontractor bids

🏡 **DFW Luxury Housing Market & Spec Home Investing**
- Highland Park vs. Preston Hollow luxury real estate
- Why some $2M+ homes sell quickly while others sit for months
- How to identify stronger markets for luxury spec homes
- Why location, schools, and neighborhood development matter
- The risks of building in unfinished luxury subdivisions

💰 **Real Estate Development & Investor Strategies**
- Why early buyers in new developments may benefit from future appreciation
- How construction activity affects home values and buyer demand
- Lessons from our Trophy Club luxury home development
- How to evaluate neighborhoods before investing in a spec home

🤝 **Why Referrals Are Everything in Custom Home Building**
- How successful builders earn repeat business and referrals
- Why communication matters just as much as construction quality
- Building long-term relationships with homeowners
- The importance of warranties, trusted subcontractors, and customer service

We also discuss our upcoming Dallas Builders Club events, coaching opportunities, our new podcast studio, and some hilarious fantasy football stories.

### 🚀 WANT TO LEARN HOW TO BUILD & INVEST IN LUXURY HOMES?

Whether you're an aspiring custom home builder, experienced real estate investor, or someone looking to build your dream home, the Dallas Builders Club is here to share real-world knowledge from active builders and developers.

Join our FREE Dallas Builders Club community for access to educational resources, underwriting templates, investment strategies, and behind-the-scenes insight into finding and developing profitable real estate projects.

### 🔗 CONNECT WITH US

🏡 **Dean & Co Custom Homes**
Luxury Custom Home Building in Dallas-Fort Worth

🎙️ **Dallas Builders Club**
Real Builders. Real Investors. Real Experience.

📲 Instagram: @the_dallas_builders_club

🏗️ Interested in learning how to build luxury spec homes or invest in residential development? Connect with us to learn more about our builder coaching and mentorship programs.

📅 **Upcoming Event:** December 5th – In-Person Real Estate Investing & Home Building Coaching Event in Farmers Branch, Texas.

### 💬 JOIN THE CONVERSATION

If you're building or investing in DFW real estate, what's your biggest concern right now: rising construction costs, interest rates, or finding the right lot?

Drop your thoughts in the comments!

👍 LIKE this video if you found it valuable.
🔔 SUBSCRIBE for weekly conversations about custom home building, real estate development, luxury spec homes, and investing in Dallas-Fort Worth.

### HASHTAGS

#DallasBuildersClub #ConstructionCosts #DFWRealEstate #CustomHomeBuilder #LuxuryHomeBuilder #SpecHomeInvesting #DallasRealEstate #HomeBuilding #RealEstateDevelopment #SouthlakeTexas #ConstructionIndustry #RealEstateInvesting

After wholesaling hundreds of properties ourselves, we explain why there's absolutely money to be made in wholesaling—but also why hiding important information from buyers can destroy your reputation.

We break down a recent Southlake deal that looked like an absolute home run: half an acre in a great location for around $700,000. After spending time discussing the opportunity with investors, we discovered one major detail the wholesaler hadn't disclosed: **the property had a tenant locked into another 12-month lease.**

The deal immediately changed.

In this episode, we cover:

• How to evaluate a lot before buying it
• Why cheap land isn't always a good deal
• Hidden site-work and development costs
• Civil engineering and grading issues
• Zoning and minimum lot-size requirements
• How builders underwrite spec-home opportunities
• What makes an expensive lot worth the money
• Real estate wholesaling and assignment deals
• Red flags when dealing with wholesalers
• Why transparency matters when raising capital
• How to present deals to real estate investors
• Why successful salespeople get straight to the point
• Construction coaching and learning to analyze deals
• Preparing construction projects for major storms
• Why heavy rain can actually help identify problems during construction

Whether you're a **custom home builder, real estate developer, investor, wholesaler or someone trying to get into residential construction**, this episode gives you a real-world look at how we evaluate deals before putting money at risk.

**Dallas Builders Club** is about real builders, real projects, real numbers and the lessons you usually only learn by actually doing the work.

Subscribe for weekly conversations about **custom home building, real estate development, construction, spec homes, land acquisition, underwriting, investing and the business of building.**

#DallasBuildersClub #CustomHomeBuilder #RealEstateDevelopment #LandDevelopment #Construction #RealEstateInvesting #SpecHomes #LuxuryHomes #HomeBuilder #LandInvesting #DFWRealEstate #TexasRealEstate #SouthlakeTX

In Episode 16 of the Dallas Builders Club, we get into the side of construction that nobody can fully prepare you for: managing clients, solving problems, protecting your reputation, and knowing when a project simply isn’t worth taking.

Building a custom home is emotional. For builders, mistakes, changes, missed details, and unexpected field conditions are part of the process. For a homeowner building their dream home, those same issues can feel like a disaster.

So how does a good builder keep clients calm without dismissing their concerns?

We break down a real situation where a vendor missed the mark on a client’s scope, how we handled both sides of the conversation, and why great builders have to become experts at solving problems AND managing expectations.

We also get into one of the most important communication rules in construction:

IF IT MATTERS, PUT IT IN WRITING.

There are hundreds—sometimes thousands—of decisions made during a custom home build. If a client, vendor, designer, or subcontractor tells us something important verbally on a job site or over the phone, there’s a good chance it gets buried underneath everything else happening that day.

Text it. Email it. Put it in Buildertrend. Document it.

That leads us into a real homeowner situation involving a house that was supposed to accommodate an elderly father in a wheelchair—but the project reached a point where major accessibility concerns still existed. We discuss what we would want to see before determining what went wrong: plans, engineering, emails, written requests, and documentation showing exactly what was communicated to the builder.

Then we get into the BUSINESS side of construction.

Not every project is a good project.

We discuss why builders need to understand the value of their time, why taking massive risk to make $40,000 on a year-long spec build may make absolutely no sense, and why squeezing your vendors down to the lowest possible price can eventually hurt the quality and service you receive.

Finally, we talk about a commercial roofing project where we were asked to perform roughly $25,000 in repairs on a roof that realistically needed a complete replacement.

Sometimes the smartest—and safest—thing a contractor can do is WALK AWAY.

We would rather lose the job than put our name on work we don't believe is the right solution.

In this episode:

• How to handle emotional clients during a custom home build
• Why mistakes happen even with great builders and vendors
• How to keep clients calm when something goes wrong
• Why custom home selections should happen in phases
• The #1 communication rule every builder and homeowner should follow
• Why construction decisions need to be documented in writing
• Accessibility and ADA-related considerations during home design
• Why plans, engineering, emails, and documentation matter
• How builders should evaluate whether a project is actually profitable
• Why beating vendors down on price can backfire
• When a contractor should walk away from a job
• Protecting your reputation instead of chasing quick revenue
• Why sometimes the right $25,000 repair is actually a $500,000 replacement
• Dallas Builders Club Blueprint vs. Accelerator mentorship
• Raising capital, underwriting deals, and learning how to build profitably

Dallas Builders Club is about the real side of building homes, investing in real estate, raising capital, managing construction projects, and building a profitable business.

No theory. No pretending everything goes perfectly.

Real builders. Real projects. Real problems. Real conversations.

If you're a home builder, real estate investor, developer, contractor, subcontractor, or someone trying to break into the construction industry, subscribe and follow along.

📲 Instagram: @the_dallas_builders_club
📲 Custom Home Building: @DFWCUSTOMHOMEBUILDER

Want to learn how we underwrite deals, build custom homes, raise capital, manage vendors, and take projects from dirt to completion? Check out the Dallas Builders Club community, Blueprint Program, and Accelerator mentorship.

#DallasBuildersClub #CustomHomeBuilder #HomeBuilding #Construction #RealEstateInvesting #RealEstateDevelopment #LuxuryHomeBuilder #DFWRealEstate #DallasRealEstate #ConstructionBusiness #GeneralContractor #HomeBuilder #CustomHomes #RealEstateInvestor #ConstructionManagement

That leads into a bigger conversation about loyalty, integrity, ego, relationships, and why making the most money on one job isn't always the smartest business decision.

The episode finishes with some fantasy football trash talk, NFL discussion, fatherhood, and a conversation about how Carl's approach to confrontation and business has changed over the years.

IN THIS EPISODE:

• Big builder vs. small builder
• Why owner involvement matters
• How builders should structure contractor payments
• Why you shouldn't pay 100% before punch-out
• Protecting client money
• Managing six-figure subcontractor contracts
• Vendor deposits and cash-flow risk
• Change orders and unexpected price increases
• Protecting builder/vendor relationships
• What happens when a vendor relationship falls apart
• Warranty obligations after changing contractors
• Loyalty vs. chasing short-term profit
• Why relationships have long-term monetary value
• Fantasy football & NFL talk
• Business, fatherhood and personal growth

The lesson?

Don't step over dollars trying to pick up pennies.

In construction—and in business—the relationship you protect today may be worth significantly more than the money you're fighting over right now.

Follow Dallas Builders Club:

Instagram: @the_dallas_builders_club
Instagram: @DFWCUSTOMHOMEBUILDER

Real builders. Real projects. Real conversations about custom home building, real estate development, investing and running a construction company in Dallas–Fort Worth.

#DallasBuildersClub #CustomHomeBuilder #LuxuryHomeBuilder #DFWRealEstate #DallasRealEstate #CustomHomes #ConstructionBusiness #HomeBuilding #RealEstateInvesting #GeneralContractor #LuxuryHomes #ConstructionManagement #DallasTexas

Episode 14 of the Dallas Builders Club gets into the side of custom home building, construction management, business ownership, and real estate that you usually DON'T see on Instagram.

What happens when a trusted vendor spends months designing part of a custom home, the client decides to use someone else, and suddenly there's a design bill nobody expected?

That's exactly the situation we're dealing with on one of our current luxury custom home projects in DFW.

We break down a real vendor dispute involving cabinet design fees and talk through one of the hardest parts of being a custom home builder: balancing the relationship between your CLIENT, your VENDORS, and your own COMPANY.

Who should pay?

Should the builder eat the cost to keep everyone happy?

Should the client be responsible?

Should a long-term vendor absorb some of the expense because of the amount of future business coming their way?

There's no textbook answer—and that's exactly why we wanted to talk about it.

We also discuss why builders can't constantly "just eat" unexpected costs. A home builder is being paid to manage and construct the home. If you're constantly paying thousands of dollars out of your own pocket every time an unexpected issue comes up, you're eventually going to destroy your margins.

This episode also gets into:

• Managing vendor relationships on luxury custom homes
• Why clear contracts, scopes and fees matter
• Protecting your clients without throwing your vendors under the bus
• Creative problem solving in construction
• Why relationships are one of the most valuable assets in business
• How fantasy football has turned into real friendships, networking and even investment opportunities
• The value of maintaining friendships as you get older
• Concierge/direct primary care and why we're changing how we approach healthcare
• AI, email management and whether AI could eventually help builders manage trades and punch lists
• Our upcoming Dallas Builders Club live construction event
• A behind-the-scenes look at our 13,000-square-foot custom home project in Farmers Branch, Texas

One of the biggest lessons from this episode is that being a successful custom home builder isn't just about knowing how to build a house.

You have to know how to manage PEOPLE.

Clients.

Architects.

Designers.

Trades.

Vendors.

Inspectors.

Lenders.

Investors.

And sometimes you're standing directly in the middle of two people you value who completely disagree.

That's construction.

We also talk about our 13,000-square-foot Farmers Branch custom home as it approaches second inspection. The house has framing and mechanical rough-ins underway, and we recently received some incredible feedback from the local inspectors about the quality, cleanliness and organization of the project.

If you're a home builder, aspiring builder, real estate investor, developer, contractor, construction professional—or you're considering building a luxury custom home—this episode gives you a look at what this business actually looks like behind the scenes.

Dallas Builders Club is about REAL builders, REAL investors and REAL conversations.

No theory.

We're sharing what we're actually dealing with while building luxury custom homes and developing real estate across Dallas-Fort Worth.

Subscribe for weekly conversations about:

Custom home building
Real estate development
Construction management
Spec home investing
Luxury real estate
Construction costs
Builder profitability
Land development
Real estate investing
Vendor management
Construction financing
Building a home in Texas

Follow Dallas Builders Club on Instagram:
@the_dallas_builders_club

Follow Carl Dean:
@DFWCUSTOMHOMEBUILDER

Join the Dallas Builders Club community and follow along for upcoming jobsite walkthroughs, webinars, coaching and live events.

#DallasBuildersClub #CustomHomeBuilder #DFWRealEstate #HomeBuilding #LuxuryHomes #Construction #RealEstateDevelopment #DallasRealEstate #CustomHomes #RealEstateInvesting #ConstructionManagement #TexasRealEstate

In Episode 13 of the Dallas Builders Club, we recap our first-ever Dallas Builders Club Meet & Greet and get into one of the more interesting questions we've been asked:

Do tattoos and a more casual image hurt you when you're trying to sell multi-million-dollar luxury homes?

We build in some of the highest-end markets in DFW, where the traditional luxury home builder might look a little different than we do. We're tattooed, we're casual, we're active on social media, and we're probably not showing up to every meeting in a blazer.

Does that matter?

We talk about the comment that started the conversation, whether your appearance affects a client's perception of you, and why authenticity, transparency, communication, and actually being good at what you do may matter more than fitting the traditional image of a luxury home builder.

But that's only part of this episode.

We also recap our first Dallas Builders Club Meet & Greet, where one question kept coming up:

"How do I get into real estate development or home building if I don't have much money?"

We break down the path we would take if we had to start completely over in a new city with no money and no connections.

That includes:

• Learning how to properly underwrite a deal
• Finding investors looking for good operators
• Networking and putting yourself around people with capital
• Working for a successful builder before trying to reinvent the wheel
• Internships and job shadowing
• Learning the construction process in the field
• Bringing sweat equity when you can't bring capital
• Finding mentors who have already made the mistakes
• Developing the ability to creatively solve problems
• Refusing to accept failure as the only option

We also talk about some of the six-figure mistakes we've made building our companies and why being able to solve problems under pressure may be one of the most valuable skills an entrepreneur can develop.

Custom home building isn't just construction.

It's sales.
It's finance.
It's leadership.
It's relationships.
It's problem-solving.
And sometimes it's simply figuring out how to keep moving forward when the original plan completely falls apart.

That's what the Dallas Builders Club is about.

Real Builders. Real Investors. Real Deals.

If you're a builder, real estate investor, developer, contractor, or someone trying to break into the industry, subscribe and follow along.

👇 COMMENT BELOW:

Would tattoos affect your decision when hiring someone to build your $3M, $5M or $10M home?

And if you had to start over tomorrow with $0 and zero connections, what would your first move be?

#DallasBuildersClub #CustomHomeBuilder #LuxuryHomeBuilder #RealEstateDevelopment #RealEstateInvesting #HomeBuilding #ConstructionBusiness #DFWRealEstate #Entrepreneurship #CustomHomes

In this episode of the Dallas Builders Club the guys talk about the difference between a builder and a developer, should you build the nicest house in the neighborhood, the biggest waste of money building a luxury home, and the importance of the electrical walk with the client during framing.