Texas Land Guys: The Art of Real Estate Deal Making

In this episode of the Texas Land Guys Podcast, brothers Tom Dosch and Tim Dosch sit down with Zach Johnston, a multifamily development veteran who has seen it all from the gritty early days of student housing to the capital-constrained reality of Texas development in 2026. Zach shares his unique journey, beginning as a college leasing agent thrown into the chaos of a 1,000-unit turnover, through 22 years at Fairfield, and now into his current role at Endeavor, where he focuses on attainable wood-frame development in Dallas and beyond.

The conversation spans the post-COVID optimism that never fully materialized, the brutal reality of raising equity in 2024 and 2025, and how Zach finally got a deal across the finish line in Corinth. The hosts and Zach dig into the major Texas markets: why Houston remains misunderstood and "scary" to outside capital, how Austin's oversupply of concessions has changed the game, and where Dallas suburbs like McKinney still offer compelling opportunities despite headwinds.

They also explore the psychology of land sellers who refuse to accept lower values, the challenge of analyzing future supply pipelines, and why some entitled sites are essentially unbuildable even if the land is free. 

Whether you're a developer, landowner, or capital partner, this episode offers a boots-on-the-ground look at who is actually building in Texas right now, and why.

Key Takeaways

• Houston's real estate market is challenged by perceptions of high supply and low barriers, but benefits from a diversified economy and strong population/job growth.

• Investor sentiment is cautious, influenced by legislation (SB 840), zoning, and supply concerns.

• Transition from student housing to market-rate multifamily development is driven by risk, liquidity, and market dynamics.

• Large-scale projects (e.g., Corinth) require trust and flexibility between developers and landowners due to complex infrastructure and coordination needs.

• Existing assets are not selling due to reduced values and the need for rent recovery; JV deals are rare, with mezzanine financing filling gaps.

• Supply analysis is complex and subjective; a stoplight system (red/yellow/green) is used to categorize potential sites.

• Over-informing investors and detailed site-specific analysis are crucial for successful decision-making in a high-supply environment.

In This Episode:

• [00:00] Why Houston works

• [00:27] Supply fears and perception

• [01:58] Podcast intro 

• [07:04] Doing deals nationwide

• [07:44] Student housing origin story

• [08:33] The turn disaster

• [11:21] From ops to development

• [16:54] Recession and consolidation

• [19:25] Pivot to Texas market rate

• [22:41] Houston deals recap

• [28:11] Land deals without cash flow

• [28:25] Leaving Fairfield for Endeavor

• [31:02] Building a new platform

• [37:36] Optimism that never came

• [38:59] Corinth deal breakthrough

• [40:21] Master plan reality check

• [49:42] Rates and market outlook

• [53:16] DFW supply and absorption

• [54:17] Houston and submarket picks

• [1:00:21] Barriers to entry in Pearland and Friendswood

• [1:00:52] Why distressed land isn't coming 

• [1:04:07] Celina, Melissa, and the problem of 10,000 planned units that may never come

• [1:04:59] The stoplight system for analyzing supply

• [1:06:27] Over-informing investors vs. under-informing them

• [1:07:48]  Outro
  

Resources and Links

Podcast

• Texas Land Guys Podcast

• https://dmre.com/

Zach Johnston

• https://www.endeavor-re.com/about/team/zach-johnston/

• https://www.endeavor-re.com/

Tom Dosch

• https://www.linkedin.com/in/tom-dosch-37263b3b/

• https://dmre.com/

• https://ascentinv.com/

• https://100xharvest.org/

Tim Dosch

• https://www.linkedin.com/in/tim-dosch-67a07899

• https://dmre.com/

• https://ascentinv.com/

• https://100xharvest.org/

In this episode of the Texas Land Guys Podcast, brothers Tom Dosch and Tim Dosch are joined by partner Tripp Rich for a cross-market conversation about the common questions every landowner and developer is asking right now. With debt coming due, construction pricing still elevated, and multifamily rents soft across the state, a growing number of sellers are finally facing reality.

The hosts break down what's happening in Dallas, Houston, and Austin, from the 30 to 40 stalled multifamily sites in Central Texas to the infill pricing declines in Houston and the expiring land loans in DFW. They discuss why developers who bought at the peak are now sitting on properties they can't build, and why the optimism that carried through 2023 and 2024 has faded.

The episode also covers creative exit strategies such as selling to tax credit developers, transferring plans, and finding stronger sponsors. They explore the psychology of loss aversion that keeps bad deals from trading, plus a hypothetical $50 million land investment question with answers unique to each market.

Tune in for a boots-on-the-ground look at where Texas land stands in 2026, and why the best investors are the ones who can admit a mistake, take the win or the haircut, and move on to the next deal.

Key Takeaways

• Land values are flat or declining across Dallas, Houston, and Austin. The post-2023 rebound never arrived.

• Developers who bought at the peak now face expiring debt. Austin alone has 30 to 40 stalled multifamily sites.

• Stronger sponsors can sometimes buy and build what original owners cannot. Selling to tax credit developers is another creative exit.

• Developers make terrible sellers. They demand terms they would never accept as buyers.

• For $50 million: urban infill in Austin, north suburbs in Dallas, or Waller corridor in Houston.

• Industrial and data center sites are the most compelling use cases due to AI demand, though power remains a multi-year challenge.

• The best investors live in reality, admit losses, take fair offers, and move on.

In This Episode:

• [00:00] Introduction 

• [00:43] Longevity habits and health misconceptions

• [02:33] What studies say about living longer

• [04:23] Strength training versus cardio debate

• [10:33] Shifting back to the Texas land market

• [10:46] The growing debt pressure in Dallas

• [13:49] What Houston and Austin developers are facing

• [19:02] Creative ways developers are exiting deals

• [21:01] Why “plans in hand” can complicate sales

• [25:10] Where the team would invest $50 million today

• [26:38] Urban infill versus suburban growth opportunities

• [27:17] Why DFW core areas still look attractive

• [28:51] Houston infill opportunities and the Waller corridor

• [33:59] Industrial growth, AI, and data centers

• [36:47] Stalled projects, sewer issues, and stuck deals

• [38:24] When to hold land and when to cut losses

• [41:23] Why some sellers struggle with market reality

• [45:02] Emotion, ego, and loss aversion in real estate

• [49:58] Taking wins early and recycling capital wisely

• [54:27] Final thoughts and closing remarks 

Resources and Links

Podcast

• Texas Land Guys Podcast

• https://dmre.com/

Tripp Rich

• https://www.linkedin.com/in/tripp-rich-52b35b60

• https://dmre.com/

• https://ascentinv.com/

• https://100xharvest.org/

Tom Dosch

• https://www.linkedin.com/in/tom-dosch-37263b3b/

• https://dmre.com/

• https://ascentinv.com/

• https://100xharvest.org/

Tim Dosch

• https://www.linkedin.com/in/tim-dosch-67a07899

• https://dmre.com/

• https://ascentinv.com/

• https://100xharvest.org/

In this episode of the Texas Land Guys Podcast, brothers Tom Dosch and Tim Dosch step back from interviews to explore one big question: what is driving Texas’ rapid growth? The conversation is sparked by Tom’s recent trip through Central Texas, where seeing the hill country around Kerrville and nonstop development firsthand made the scale of expansion impossible to ignore. 

With Texas adding 500,000 people in the last 12 months alone (1,300 per day), they break down what's driving the growth, where it's happening, and what it means for land investors, developers, and anyone paying attention to the state's future.

Tim and Tom explore the latest job numbers across Houston, Dallas, and Austin, comparing post COVID trends to the boom years after the Great Recession. They dive into multifamily oversupply, the surprising resilience of single family lot development, and why suburban submarkets like Waller (Houston) and Anna (Dallas) are poised for a 10 to 20 year run while infill markets remain soft.

The conversation also touches on the AI revolution, data center demand, and Texas's bet on becoming the national leader in power-intensive infrastructure. They discuss why states like Maine are banning data centers while Texas leans in and what that means for long-term job growth.

Tune in for a data-rich, boots-on-the-ground look at the forces shaping Texas real estate and why both hosts are thankful to be working in the fastest-growing state in the country.

Key Takeaways

• Population growth and job growth are tightly linked, and Texas is outperforming the national average in both.

• Corporate relocations continue to fuel major metro areas, especially Dallas-Fort Worth.

• Overbuilding in multifamily has created short-term softness, but long-term demand remains strong.

• Massive infrastructure investments in highways, ports, semiconductors, and energy are accelerating growth statewide.

• Texas is emerging as a major hub for data centers and AI-related infrastructure.

• AI will likely disrupt lower-level white-collar jobs while creating new opportunities in other sectors.

• Long-term real estate value is increasingly tied to proximity to growth corridors, not just city centers.

• Markets like Waller in Houston and outer DFW suburbs represent early-stage growth opportunities.

• Texas’ business friendly environment continues to attract both companies and population at scale. 

In This Episode:

• [00:00] Introduction  

• [00:33] Tom shares highlights from his recent Central Texas trip  

• [01:43] Camp life experiences and what stood out during the visit  

• [03:24] Why Texas continues to experience rapid statewide growth  

• [05:10] Breaking down the population boom and migration trends  

• [07:39] A reality check on job growth and how it compares nationally  

• [10:42] Job growth trends across major Texas metro areas  

• [19:26] How the single-family boom is reshaping housing demand  

• [23:05] The Houston counties are seeing the fastest population growth  

• [25:28] Major infrastructure and mega projects fueling Texas growth  

• [27:58] The race for AI data centers and rising power demand  

• [36:14] Continued northward expansion across the Dallas-Fort Worth area  

• [38:39] Which Texas cities are best positioned to capture future growth  

• [45:24] The best long-term suburban investment opportunities in Houston  

• [48:38] Final thoughts on Texas growth, opportunity, and long-term outlook 

Resources and Links

Podcast

• Texas Land Guys Podcast

• https://dmre.com/

Tom Dosch

• https://www.linkedin.com/in/tom-dosch-37263b3b/

• https://dmre.com/

• https://ascentinv.com/

• https://100xharvest.org/

Tim Dosch

• https://www.linkedin.com/in/tim-dosch-67a07899

• https://dmre.com/

• https://ascentinv.com/

• https://100xharvest.org/

In this special bonus episode of the Texas Land Guys Podcast, Tom Dosch sits down with colleague Trey McGhin to break down one of their most talked about recent closings: a ~4-acre commercial site off the Dallas North Tollway in Plano, Texas. The deal marks what they believe to be one of the first closed transactions under Texas Senate Bill 840, the landmark legislation that took effect in September 2025 and opened the door for multifamily development on certain commercial sites across the state.

Tom and Trey pull back the curtain on how the deal came together from listing to closing, what made Plano stand out from other cities, and why buyer Alan Harrison Companies won the deal by going hard money day one on a 60-day due diligence period, before anyone truly knew how Plano would process the entitlement.

They also discuss how Plano's published height map, proactive planning department, and willingness to move quickly created a blueprint that other cities simply haven't followed, and why that gap is creating real opportunity for developers who know how to navigate it.

With attorneys calling from New York and California about potential class action lawsuits, early whispers of legislative reform, and a growing list of cities either opening up or shutting down, Tom and Trey give a candid mid-2026 assessment of where SB840 stands and where the real deals are happening.

Key Takeaways

• SB840 is real, but only in select DFW municipalities that have chosen to process it.

• Plano's publicly available height map makes it one of the most transparent cities for SB840 underwriting.

• Seller motivation matters. This owner prioritized speed over maximizing price, which shaped the entire deal.

• Plano completed the pre-development meeting, site plan review, and consent agenda approval in under four months.

• Nearby heavy industrial designations nearly knocked the site out of eligibility mid-contract.

• Legislative reform to SB840 is already being whispered about, potentially as early as next summer.

In This Episode:

• [00:00] Introduction

• [00:20] Background on the Plano site and SB840 law

• [01:11] Early efforts and municipalities’ approaches

• [02:13] Lessons learned from different cities

• [03:23] Importance of the Plano closing

• [04:02] How Plano handled SB840 and site setup

• [04:43] Marketing the site and offer process

• [10:39] Owner motivation and timing

• [12:02] Calculated risk and zoning uncertainty

• [14:35] Why Plano’s approach worked

• [16:46] Execution of the Plano deal

• [21:50] Blueprint for future SB840 deals

• [23:36] Where SB840 is working now

• [24:24] Closing and call to action 

Notable Quotes:

• [01:21] “We've closed an SB840 deal now, which I think a lot of people in the market are still wondering how real it is. So it's great to have one that we've actually closed and for it to be in Plano.”– Trey

• [08:00] “We had five groups that essentially were not invited to the best and final process, who said, you know,  I want a shot at this, I'm submitting like, which, you know, is not uncommon, but usually we don't get five groups doing that.”– Trey

• [15:20] "If Plano doesn't process this deal specifically, we're talking about a million and a half in park fees they just left on the table." — Trey

• [18:41] “There are some very, very credible developers at the table who got second and third and they were working in Plano at the time on different projects saying like you're not going to have answers in 60 days.”– Trey

• [23:16] “I think right now where we sit in kind of the middle of 2026, we are not spending any time on SB840 in certain cities. And then there's other cities where we're really spending a lot of time.”– Tom

Resources and Links

Podcast

• Texas Land Guys Podcast

• https://dmre.com/

Trey McGhin

• https://www.linkedin.com/in/trey-mcghin-14926960/

• https://dmre.com/

• https://ascentinv.com/

• https://100xharvest.org/

Tom Dosch

• https://www.linkedin.com/in/tom-dosch-37263b3b/

• https://dmre.com/

• https://ascentinv.com/

• https://100xharvest.org/
  

In this episode of the Texas Land Guys Podcast, Tom and Tim Dosch sit down with longtime friend and commercial real estate veteran Matt Trozo, a Houston-based office broker with nearly 30 years of experience.

Matt shares his journey from accounting to brokerage, lessons on taking career risks, and insights into Houston’s evolving office market, including hybrid work, the “flight to quality” trend, and the future of older office assets. The conversation also explores faith, mentorship, leadership at home, and the habits that have helped Matt stay grounded and consistent throughout his career.

Tune in for a conversation filled with market insight, career wisdom, and practical perspectives on living and leading with purpose.

Key Takeaways

• It’s never too late to switch careers if your current path doesn’t fit your gifts and passion.

• In brokerage, learn as much as you can in your 20s; the money will follow in your 30s.

• True teams (one wins, all win) create better dynamics than individual broker models.

• The office market has split: Class A+ buildings with amenities are near full, while older buildings are struggling with 25%+ vacancy.

• Flight to quality is real – companies pay higher rents for walkable, amenity‑rich spaces with natural light.

• Right‑sizing (using space more efficiently) allows companies to afford better buildings.

• Some office buildings will never recover; expect conversions to residential or even demolition.

• Relationships will always matter – AI can’t replace the human element in brokerage.

• Slowing down to notice and care for people (like a shoe‑shine guy or a cashier) is a powerful way to share the gospel.

• Parenting is less about behavior modification and more about shepherding the heart – and God refines parents in the process.

• “Rested running” means being secure in the Father’s plan while still taking action.

• It’s easier to stay in shape than to get in shape – consistency matters more than intensity.

• Morning routines (workouts, walks, cold plunges, reading) set the tone for the whole day.

In This Episode:

• [00:00] Introduction

• [00:30] Meet Matt Trozo and his 25+ year career in office brokerage

• [01:13] Longstanding friendships, business, and faith connections

• [01:44] The origin of a 20-year men’s Bible study group

• [03:34] How the office market has evolved since the late 90s

• [05:15] The power and structure of team-based brokerage

• [07:24] Matt’s path into brokerage and advice to his younger self

• [08:45] Advice for young professionals entering the workforce

• [10:44] Why serving others beats chasing money

• [12:24] Why most people don’t last 10, 20, or 30 years in the brokerage business

• [13:18] The future of office Post-Covid: hybrid work, AI, and efficiency

• [16:26] Flight to quality and the rise of amenity-driven office space

• [18:59] Trends in coworking, office design, and workplace strategy

• [20:32] Challenges facing older office buildings and distressed assets

• [23:48] Strong vs. struggling submarkets in Houston

• [26:11] Office-to-residential conversions and future development

• [28:35] Mentorship, discipleship, and investing in others

• [31:21] Seeing and valuing people beyond transactions

• [34:11] Balancing high-pressure business with a relational mindset

• [38:18] Parenting, faith, and focusing on the heart

• [44:30] Health, routines, and staying consistent over time

• [46:44] Daily habits, workouts, and mental clarity

• [50:56] Closing thoughts and final reflections 

Podcast

• Texas Land Guys Podcast

• https://dmre.com/

Matt Trozzo

• linkedin.com/in/matt-trozzo-388a4865

• https://www.jll.com/en-us/people/bio-broker/matt.trozzo

• https://www.jll.com/en-us/

Tom Dosch

• https://www.linkedin.com/in/tom-dosch-37263b3b/

• https://dmre.com/

• https://ascentinv.com/

• https://100xharvest.org/

Tim Dosch

• https://www.linkedin.com/in/tim-dosch-67a07899

• https://dmre.com/

• https://ascentinv.com/

• https://100xharvest.org/
  

In this episode of the Texas Land Guys Podcast, Tim and Tom Dosch dive into one of the trickiest parts of selling land: choosing the right buyer. They start with a light conversation about health and fitness before zeroing in on what really separates a strong offer from one that actually makes it to closing.

The truth? Not every offer is as solid as it looks. A big number on paper can be deceiving, especially in a market where many deals stall before they even get started. The brothers break down why LOIs (Letters of Intent) are just the starting point and how landowners can avoid getting stuck in deals that ultimately fall apart.

They also reveal the key factors every seller should watch during buyer interviews. Missing just one of these can make the difference between a deal that closes and one that never moves forward.They also highlight common red flags like overconfident promises or vague answers and show what experienced, credible buyers really sound like.

If you’re selling land in today’s market, this episode gives you a practical framework for spotting buyers who can actually follow through. Don’t just chase the highest offer. Learn how to identify the buyer with the strongest chance of success when it matters most.

Key Takeaways

• The highest offer doesn’t always lead to a successful closing.

• Many land deals fall apart during due diligence or capital raising.

• Buyers often present themselves more confidently than reality supports.

• Understanding a buyer’s access to capital is the most critical factor.

• Not all decision-makers are in the room during initial conversations.

• Internal investment committees can derail deals late in the process.

• Superficial due diligence early on is a major red flag.

• Unrealistic assumptions often signal a deal that won’t close.

• Developers frequently tie up multiple properties but only complete a few.

• Hard money commitments signal seriousness and conviction.

• Track record matters most during uncertain or shifting markets.

• The best developers solve problems others walk away when challenges arise.

• Market timing can make or break a deal, even after it’s under contract.

• Selling land is as much about risk management as it is about price.

• The right advisor can help you avoid costly mistakes and failed deals. 

In This Episode:

• [00:00] Introduction

• [00:28] Technical difficulties 

• [01:02] Health, fitness, and longevity

• [06:44] Transition to buyer interviews

• [08:28] Complexity of land deals & buyer types

• [10:14] LOIs and the reality of offers

• [12:13] Evaluating buyer credibility

• [14:10] Honesty and red flags in buyer interviews

• [16:24] Capitalization and funding realities

• [19:33] Institutional capital relationships

• [21:10] Investment committee process

• [22:57] Risks of junior acquisition teams

• [25:42] Costs and emotional toll for landowners

• [29:03] Reputation and problem-solving ability

• [30:25] Due diligence depth before offers

• [32:21] Transparency about site challenges

• [35:20] Comparing strong buyers: commitment & hard money

• [36:45] Buyers’ assumptions and market knowledge

• [41:43] Track record and market cycles

• [45:22] Summary: land brokerage insights

• [47:14] Advising landowners & market realities

• [48:30] Closing remarks

Podcast

• Texas Land Guys Podcast

• https://dmre.com/

Tom Dosch

• https://www.linkedin.com/in/tom-dosch-37263b3b/

• https://dmre.com/

• https://ascentinv.com/

• https://100xharvest.org/

Tim Dosch

• https://www.linkedin.com/in/tim-dosch-67a07899

• https://dmre.com/

• https://ascentinv.com/

• https://100xharvest.org/
  

In this episode of the Texas Land Guys Podcast, Tom and Tim Dosch welcome back entrepreneur, adventurer, and media creator Josh Doyle to explore a story that is both personal and deeply meaningful.

Josh opens up about growing up as a pastor’s kid in Colorado, only to feel pushed away from the church at a young age. That tension led him down a very different path filled with music, partying, and a lifestyle that quickly spiraled into anxiety, burnout, and darkness. But what makes his story compelling isn’t just where he went, it’s how he found his way back. Through a deeply personal rediscovery of faith, Josh began to rebuild his life with purpose, eventually stepping into global missions and entrepreneurship.

The conversation dives into the heart behind his ventures, including the viral media platform “I Found the Truth,” which shares powerful testimonies of former Muslims encountering Jesus and has grown to millions of subscribers worldwide. Josh explains how the project was never about debate or criticism, but about creating a safe space for honest conversation and transformation.

He also reflects on launching his podcast “No Longer Nomads,” born out of a new season of life marked by marriage, fatherhood, and shifting priorities. With a focus on identity, connection, and purpose, the show explores what it means to stop wandering and start living with intention.

Tune in to hear Josh’s full story and discover how to connect with his work across media, ministry, and adventure travel.

Key Takeaways

• Church hurt can push people away, but it doesn’t have to be the end of their story.

• Your darkest seasons can become the turning point toward purpose.

• People around the world are searching for truth more than we realize.

• Even meaningful work can lead to burnout if there’s no balance.

• Sometimes new projects are born out of unexpected disruption.

• You’re not meant to do life alone, community changes everything.

• Success in business often comes down to adapting when things don’t go as planned.

• The right partnerships can make or break what you’re building.

• Hospitality is opening doors for faith movements in Bedouin communities.

• Adventure and faith go hand in hand. God meets you in the wilderness.

• Stories are one of the most powerful ways to reach people at scale.

• What feels like a setback might actually be setting you up for what’s next.

In This Episode:

• [00:00] Introduction

• [00:30] Meet Josh Doyle and his background across business, media, and missions

• [01:53] Growing up as a pastor’s kid and early experiences with faith

• [03:01] Church hurt, rejection, and walking away from the church

• [05:29] Life in music, partying, and descending into a dark season

• [06:17] Hitting a breaking point and beginning the journey back to faith

• [11:55] Launching I Found the Truth and the vision behind it

• [15:45] Why the platform resonated and grew to millions of viewers

• [19:56] Osman’s story and the real cost of choosing faith

• [27:14] The launch and deeper meaning behind No Longer Nomads

• [31:04] Building a travel business through setbacks, COVID, and uncertainty

• [35:38] A powerful Bedouin desert encounter and unexpected faith moment

• [39:51] The rise of Messianic Jews and shifts after October 7

• [41:59] Where to connect with Josh 

• [43:31] Outro

Resources and Links

Podcast

• Texas Land Guys Podcast

• https://dmre.com/

Josh Doyle

• https://www.nolongernomads.co/

• linkedin.com/in/josh-doyle-9580b6a2

• https://unchartedadventures.co/

• https://www.youtube.com/@IFoundTheTruth

• https://podcasts.apple.com/us/podcast/no-longer-nomads/id1738986336

Tom Dosch

• https://www.linkedin.com/in/tom-dosch-37263b3b/

• https://dmre.com/

• https://ascentinv.com/

• https://100xharvest.org/

Tim Dosch

• https://www.linkedin.com/in/tim-dosch-67a07899

• https://dmre.com/

• https://ascentinv.com/

• https://100xharvest.org/

In this episode of the Texas Land Guys podcast, Tom and Tim Dosch get real about the conversations they’re having right now with their biggest sellers in 2026. The market isn’t falling apart, but it’s not on fire either, and that shift changes everything. A lot of sellers are still anchored to 2021 and 2022 pricing, waiting for the big rebound that keeps getting pushed further out. Tom and Tim explain why hoping appreciation shows up “any day now” isn’t a strategy. It’s a bet.

Speaking from both sides of the table, through their brokerage at DMRE and as principals buying and selling land through Ascent, they share what changes when it’s your own capital and investor money on the line. Certainty beats ego. In today’s capital-constrained environment, the highest offer is often not the best offer. A slightly lower number from a real, well-capitalized buyer can be far more valuable than a big headline price that never actually closes.

They also unpack the emotional traps sellers fall into, why land is inherently illiquid and takes longer to transact than most people expect, and why AI tools simply cannot accurately price or underwrite a development site. This episode is not about being negative. It’s about being disciplined. If you own land in Texas and are thinking about selling in 2026, this is the straight talk you need before making a decision.

Key Takeaways

• 2026 is largely a buyer’s market. Sellers must work harder to position sites correctly.

• Land is inherently illiquid, and transactions take longer than most owners expect.

• The emotional traps sellers fall into

• The growing gap between real buyers and “tire kickers.”

• Land values are flat in most markets. Rapid appreciation should not be assumed.

• Certainty of closing is more important than the highest headline price.

• The capital markets are tight. Even strong developers are struggling to get deals capitalized.

• Real buyers require flexibility on timing and entitlements.

• Waiting for land to double in value is rarely a sound strategy.

• The risk of waiting for appreciation versus reinvesting today

• Experience as both broker and principal improves decision-making.

• Why AI tools like ChatGPT and Claude can’t accurately price land

• Rockefeller's wisdom still applies. Failure is tuition. Use debt strategically.

• If you're selling in 2026, start now. Land transactions take time.

In This Episode:

• [00:00] Introduction

• [00:56] Rapid market changes in early 2026 and the influence of AI

• [03:02] Rockefeller’s lessons on failure and risk

• [06:11] How Rockefeller used leverage and controlled the map

• [07:59] Roosevelt, monopolies, and modern parallels

• [10:38] Advising landowners in a buyer’s market

• [14:05] Emotional sellers and unrealistic expectations

• [15:02] AI valuations are off: why land pricing and feasibility can’t be automated yet

• [18:37] No “guaranteed appreciation”: cycles, flat land, and why waiting can backfire

• [22:34] The value of selling and reinvesting versus waiting

• [24:55] Picking the right buyer in a capital-constrained market

• [28:09] Taking 10% less for a sure thing

• [31:25] 25 years in the business: Tim reflects

• [34:24] How being a principal changed Tom's advising framework

• [38:28] Wrap-up: final advice for Texas landowners in 2026

Resources and Links

Podcast

• Texas Land Guys Podcast

• https://dmre.com/

Tom Dosch

• https://www.linkedin.com/in/tom-dosch-37263b3b/

• https://dmre.com/

• https://ascentinv.com/

• https://100xharvest.org/

Tim Dosch

• https://www.linkedin.com/in/tim-dosch-67a07899

• https://dmre.com/

• https://ascentinv.com/

• https://100xharvest.org/

In this episode of the Texas Land Guys podcast, Tom and Tim Dosch take a thoughtful turn from land deals to something much bigger: how we navigate a rapidly changing world shaped by AI, while still holding onto purpose, growth, and meaning.

They kick things off by reflecting on conversations with their kids, especially around education and how unprepared traditional systems may be for the speed of AI disruption. What used to take decades is now happening in years or even months, and it is leaving a lot of young people wondering what skills will actually matter. Instead of memorization, they emphasize the rising importance of creativity, critical thinking, and learning how to use AI as a tool without becoming dependent on it.

At the heart of the episode is the tension between burnout and purpose. The hosts challenge the idea that stress is always bad, suggesting instead that meaningful stress, when tied to values and growth, can actually be a good thing. Burnout, they argue, often comes from living reactively, without clear purpose or direction.

They also explore the extremes many people fall into, either overworking to exhaustion or settling into comfort and passivity. The real answer lies somewhere in between, living proactively, doing hard things, and aligning your life with what truly matters.

Throughout the episode, there is a strong reminder that growth requires discomfort, whether that is learning new skills, embracing change, or facing failure.

Tune in to explore how to stay grounded in purpose, navigate burnout, and build a life that actually aligns with what matters most.

Key Takeaways

• AI is accelerating change faster than any shift in human history.

• Skills that were once considered secure, like coding, are already being disrupted.

• What was valuable last year may become obsolete much sooner than expected.

• Stress is not the enemy, but stress without purpose leads to burnout.

• Both hustle culture and victim mentality lead to unhealthy outcomes.

• Living with purpose and intentionality creates clarity and direction.

• Adaptability and continuous reinvention are more valuable than any single skill.

• A life without purpose leads to stagnation, even if it looks successful on the outside.

• Fear of failure and rejection prevents many people from pursuing meaningful goals.

• Success is built through failure, learning, and repeated adjustment.

• Values like faith, family, and community keep ambition grounded and healthy.

• Dreams and purpose should continue to evolve throughout every stage of life.

• Growth requires discomfort, and that discomfort is a sign of progress.

In This Episode:

• [00:00] Introduction

• [00;35] Opening conversation on AI and education

• [01:18] How fast AI is changing industries and careers

• [05:07] Why doing hard things still matters

• [06:46] The future of coding and job disruption

• [08:24] Risks of AI and social media for kids

• [09:49] Using AI as a tool, not a crutch

• [11:18] Burnout vs purpose and reactive living

• [16:26] Values, priorities, and life balance

• [18:11] Comfort culture and discipline

• [21:21] Purpose, work, and fulfillment

• [24:30] Growth vs atrophy in life and business

• [28:09] The challenge of follow-through

• [30:19] Fear, failure, and hard conversations

• [32:12] Entrepreneurship and future opportunities

• [35:59] Living for something bigger than yourself

• [38:34] Final reflections on intentional living

• [39:17] Outro and closing

Resources and Links

Podcast

• Texas Land Guys Podcast

• https://dmre.com/

Tom Dosch

• https://www.linkedin.com/in/tom-dosch-37263b3b/

• https://dmre.com/

• https://ascentinv.com/

• https://100xharvest.org/

Tim Dosch

• https://www.linkedin.com/in/tim-dosch-67a07899

• https://dmre.com/

• https://ascentinv.com/

• https://100xharvest.org/

In Part 2 of their Q1 2026 recap, the Texas Land Guys, Tom, Tim, and Tripp, dig into the trends shaping the land market right now. They break down the ripple effects of Senate Bill 840, which allows apartments on certain commercial sites, and the pushback from cities like Frisco resisting the law. A proposed federal bill targeting institutional ownership of single-family homes is already slowing build-to-rent projects, even though its future is uncertain.

They also dive into AI and how it’s shaking up white-collar jobs and rattling major real estate brokerages. The hosts encourage especially younger professionals to see AI as a tool for efficiency and creating value.

Geopolitical tensions, from conflicts in Iran to rising oil prices, add another layer of uncertainty that could impact investments and energy costs.

Looking ahead to Q2, they see longer closing timelines, a buyer’s market, and strong interest in infill multifamily and industrial sites. Their advice for landowners thinking about selling is don’t wait. Global volatility is only increasing, and timing could make all the difference

If you want to understand what’s really driving decisions behind the scenes and what could shape the rest of 2026, this episode is a must-listen!

Key Takeaways

• SB 840 lawsuits are heating up as some cities block by-right apartments, leaving landowners stuck

• Build-to-Rent is under pressure as new legislation causes lenders to pause or pull deals

• Affordability policies may backfire by reducing housing supply

• AI is already disrupting real estate, impacting hiring, operations, and company valuations

• Brokerages are slowing hiring as AI replaces research and support roles

• Young professionals face a clear shift: adapt to AI or risk falling behind

• Global conflict and rising oil prices are adding uncertainty to the market

• AI investment could slow if global tensions redirect capital elsewhere

• Deals are still happening, but closing timelines are getting longer

• Private capital is active, while institutional capital remains cautious

• It is still a buyer’s market, but only for the right deals

• Landowners holding out may miss today’s window if conditions do not improve

In This Episode:

• [00:00] Introduction

• [00:49] Office-to-multifamily conversion trends and infill opportunities

• [01:44] Senate Bill 840 and rising regulatory battles

• [03:07] What SB840 actually means 

• [07:21] Proposed BTR legislation and lender pullback

• [09:01] How regulation uncertainty is freezing deals

• [12:05] Major AI releases and market shockwaves

• [14:34] Stock market reactions and brokerage impacts

• [17:27] Advice for young professionals entering the workforce

• [22:17] The “$20 tool” is changing everything

• [24:20] Enterprise AI vs. individual opportunity

• [25:49] Geopolitical risks and the Iran conflict

• [28:53] AI, energy, and the race with China

• [33:40] Looking ahead to Q2: pipeline and expectations

• [35:46] Contract volume vs. actual closings

• [38:10] Austin trends and shifting developer behavior

• [39:23] Why landowners should consider selling now

• [41:28] Final thoughts and what’s next

Resources and Links

Podcast

• Texas Land Guys Podcast

• https://dmre.com/

Tripp Rich

• https://www.linkedin.com/in/tripp-rich-52b35b60

• https://dmre.com/

• https://ascentinv.com/

• https://100xharvest.org/

Tom Dosch

• https://www.linkedin.com/in/tom-dosch-37263b3b/

• https://dmre.com/

• https://ascentinv.com/

• https://100xharvest.org/

Tim Dosch

• https://www.linkedin.com/in/tim-dosch-67a07899

• https://dmre.com/

• https://ascentinv.com/

• https://100xharvest.org/