Texas Land Guys: The Art of Real Estate Deal Making

In this episode, Tom and Tim Dosch address a crucial question in Texas land brokerage: why do some listings receive multiple offers while others remain unsold for years? With decades of experience and thousands of acres sold, they share the real-world patterns that separate fast-moving deals from the ones that stall.

From zoning and entitlements to utilities and title issues, the Dosch team explains how clarity builds buyer confidence—and how uncertainty kills momentum. They dive into a real case where an apartment site drew 30 offers in two weeks, versus an island property that lingered on the market for eight years.

The episode highlights how Dosch Marshall Real Estate (DMRE) earns strong results through more than just marketing. It’s about relationships with credible buyers and strategic deal prep. DMRE rarely lists properties publicly—instead, they lean on whisper pricing and direct outreach to avoid price anchoring, tax implications, and market overexposure.

Tom and Tim also break down common reasons deals stall such as sellers chasing unrealistic prices—and offer tactical advice for landowners preparing to sell. If you’re pricing, marketing, or just trying to understand a stuck deal, this episode offers a proven framework to sharpen your approach in today’s Texas land market.

Key Takeaways

• Why Clarity Closes Deals: Utilities, zoning, and story matter more than ever—and listings with clear development paths sell faster.

• The Power of Storytelling: A great flyer doesn’t sell the deal. A broker who knows how to tell the story directly to the right buyers does.

• Don’t List a Price, List the Potential: Why the DMRE team almost never post list prices—and how that strategy unlocks better terms.

• Fast Offers vs. Real Buyers: How to spot high-risk LOIs before they fall apart and damage your listing.

• What Makes a Deal “Developer-Ready”: The little things—like a recent survey or title work—that make a big difference.

• Lessons from the Island Deal: Why some listings take years (and why the patient sellers often win in the end).

• For Sellers: How to prep your land for the market, when to wait, and when to move

  
  

  In This Episode:

  • [00:00:58] Trail runs, Texas heat, and Scott Davis doing 60 races in a year (!)

  • [00:03:13] Topic: Why some land listings attract 30 offers while others just gather dust

  • [00:05:52] Key characteristics of fast-moving real estate listings

  • [00:08:25] How to build a compelling land story and get it in front of the right developers

  • [00:09:20] Marketing mistakes that kill momentum

  • [00:11:12] Relationship building: What makes DMRE marketing unique for properties

  • [00:16:07] The whisper guidance price and why not putting a list price can create leverage

  • [00:18:53] Why the market should set the price

  • [00:20:18] Why some listings stall—and how to know if it’s the market or your pricing

  • [00:24:15] When listings stall out because of the seller's expectations on developer pricing vs. investor pricing

  • [00:26:29] How tight buyer funnels change everything

  • [00:27:40] Comparing fast closings vs. slow deals: Lessons from real-world transactions

  • [00:31:23] Five real deals, five high-watermark sales—and what they had in common

  • [00:35:24] The 8-year island deal: How patience (and timing) finally paid off

  • [00:38:07] Tactical advice for landowners prepping to sell

  • [00:41:36] Flyers, pricing, and how brokers unintentionally sabotage deals

  • [00:47:16] Churches, comps, and the dangers of bad advice

  • [00:48:44] Closing remarks

  
  Resources and Links
  

  Podcast

  • Texas Land Guys Podcast

  
  

  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/

  
  

In this episode of the Texas Land Guys Podcast, Tom Dosch, Tim Dosch, and David Marshall explore how growth continues to drive Texas forward, whether through the structured framework of zoning or the flexible, unzoned approach. Drawing on decades of experience in land brokerage and development, they compare the vastly different landscapes of Dallas-Fort Worth (DFW) and Houston.  

The discussion dives into DFW’s regulatory clarity and municipal planning, contrasting it with Houston’s market-driven, unrestricted environment. They examine the challenges developers face in both cities—from navigating zoning codes and political shifts in North Texas to managing fragmented sites, rising land costs, and infrastructure constraints in Houston.  

One key takeaway emerges: despite barriers—whether political, logistical, or regulatory—growth finds a way. From high-end urban projects to workforce housing in the suburbs, market forces continue to shape both regions in powerful ways.  

For anyone involved in Texas real estate—developers, investors, planners, or landowners—this episode offers a grounded, insightful look at how growth adapts, evolves, and ultimately pushes forward, zoning or no zoning.  

Key Takeaways

• Houston’s “No Zoning” Reality: How it creates both complexity and character — and why developers still flock there

• Dallas vs. Houston: Comparing two of the nation's fastest-growing metros — and why zoning isn't the only limiting factor

• Suburban vs. Infill Strategies: Where multifamily and master-planned developments are working — and why

• Barriers to Supply: Why utilities, pricing, and politics often limit new development more than regulation

• Character vs. Cleanliness: How edgy, vibrant neighborhoods like EaDo and the Heights often outperform more “institutional” areas

• Political Winds & Zoning Pressure: How city council turnover and resident sentiment shift policy over time

• Where to Build: The team shares go-to submarkets for multifamily growth and areas that developers should approach with caution

In This Episode:

• [00:00:00] Introduction
• [00:01:59] Developer hesitation around Houston's lack of zoning
• [00:03:33] The complexity of real estate development in Houston’s unzoned market
• [00:05:05] Challenges for new-to-Houston developers navigating a market without zoning regulations
• [00:07:21] Challenges in the infill market with pricing, site assembly, and utilities
• [00:09:42] Misconception about Dallas: zoning limitations and supply constraints
• [00:13:36] Zoning challenges and municipal fragmentation in the Dallas-Fort Worth metroplex: 180 cities, 180 zoning challenges
• [00:16:04] Houston case studies: How zoning and lack thereof shaped areas like Sugar Land, The Woodlands, the Heights, and Edo
• [00:20:12] Why younger renters drive demand for vibrant, character-filled urban neighborhoods
• [00:22:38] Recommended Houston submarkets for developers concerned about lack of zoning.
• [00:26:31] Developers cycling through the same areas on the city map despite limited development feasibility
• [00:30:58] The impact of Houston’s lack of zoning on development speed and multifamily supply dynamics
• [00:36:57] Benefits of zoning regulations in Dallas compared to Houston’s lack of zoning.
• [00:42:23] How cities tend to become more restrictive and less pro-development as they mature and face increased developer interest.
• [00:43:58] Multifamily development faces political and community hurdles.

In this episode, Tim and Tom Dosch are joined by Tripp Rich to explore the key developments shaping Texas real estate in Q2. Despite growing macroeconomic uncertainty, including geopolitical tensions and tightening capital markets, the team reveals a surprising surge in deal closures compared to Q1.

The conversation offers a nuanced look at major metro areas, Austin, Houston, and Dallas, and how different asset classes are responding to shifting investor sentiment. From a multifamily cautious comeback in Austin to cost-saving opportunities in Houston and retail growth driven by grocery anchors, the episode provides a market-by-market analysis that blends data with on-the-ground experience.

They also examine new legislation affecting density and financing, unpacking what it means for developers and municipalities moving forward. Industrial remains a standout performer, while single-family builders are turning hyper-selective, focusing on infill locations with strong fundamentals. Tune in to sharpen your strategy before the next opportunity passes you by.

Key Takeaways

• Deals closed up 50% over Q1, despite macro turbulence and market uncertainty.
• Multifamily revival in Austin: Developers re-entered after long pauses, driven by improved leasing and absorption.
• Single-family pullback: High delivery volume, tariffs, and equity hesitation are causing delays and selective acquisitions.
• Industrial remains the strongest use type, particularly in DFW and Houston, thanks to lower development costs and strong demand.
• Large acreage deals are still moving, especially in Houston's north/northwest corridors.
• Retail is booming, especially in underserved suburban areas, fueled by grocery anchors like H-E-B.
• Construction cost declines (10–15%) are unlocking deal feasibility.
• Equity is cautious but still backing top-tier developers and high-barrier markets.
• New Texas legislation (SB 840, SB 15, HFC reforms) could reshape development patterns significantly in H2.
  

In This Episode:

• [00:34] Introduction to the discussion topic

• [00:49] Q2 market overview 

• [01:13] Q2 vs. Q1: What changed?

• [01:31] Impact of geopolitical issues and tariffs

• [02:10] Challenges and opportunities in the real estate market

• [03:21] Multifamily market dynamics in Austin

• [04:28] Single-family market adjustments

• [06:23] Large acreage deals and long-term investments

• [16:19] Industrial market strength in DFW and Houston

• [20:20] Construction costs and developer strategies

• [21:19] Current trends in garden products

• [21:34] Houston’s aggressive real estate market

• [21:51] Significant cost savings in recent deal

• [22:31] Dallas real estate highlights

• [23:08] Challenges in multifamily land deals

• [24:09] Texas legislative changes impacting real estate

• [25:45] Senate bills and their implications (SB 840, SB 15, HFC reforms)

• [31:14] Market predictions for the rest of the year

• [36:02] Retail and grocery store expansion (H-E-B, Sprouts, etc.)

• [38:16] Single-family and industrial market outlook

• [40:01] Conclusion 

Resources and Links

Podcast

• Texas Land Guys Podcast

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, Tom Dosch is joined by Trey McGinn to dissect Texas Senate Bill 840—a sweeping new law that could dramatically alter land development strategy across the state. Effective September 1, the bill allows multifamily and mixed-use development “by right” on commercially zoned properties in cities with over 150,000 people. Translation: no zoning fight, no council vote—just entitlements.

They  explore what this means for developers navigating Texas’s notoriously restrictive suburban cities—especially in DFW markets like Frisco, Plano, Irving, and Arlington, where local governments have long resisted higher-density housing. It’s a response to the state’s mounting affordable housing crisis, but also a catalyst for speculation, municipal pushback, and shifting market dynamics.

Trey and Tom break down how the bill changes the negotiation between landowners, cities, and developers. They cover how fee waivers, lower parking ratios, and height flexibility are reshaping underwriting models—and why discipline, not hype, will be the key to winning this new frontier.

If you’re a developer, investor, landowner, or advisor working in the Texas market, this episode offers practical takeaways and market-tested perspective on what SB 840 enables—and the execution risks that come with it.

Key Takeaways

• SB 840 permits multifamily development on commercially zoned properties without zoning changes in cities over 150,000 residents.

• Affects about 20 cities in counties with populations over 300,000, including Dallas, Fort Worth, Plano, Frisco, and Arlington.

• Targets Texas’s affordable housing shortage by enabling denser housing in areas traditionally opposed to it.

• Creates new redevelopment opportunities for underutilized commercial land—though landowners must avoid overpricing or rushing to market.

• Developers are moving quickly but staying cautious due to potential legal and market uncertainties.

• [00:32] Introduction to Senate Bill 840
• [01:32] Impact on DFW cities
• [03:06] Affordable housing crisis in Texas
• [04:27] Trey’s initial thoughts on the bill.
• [10:13] Key aspects of the bill
• [16:30] Market dynamics and developer reactions
• [18:21] Comparisons with Houston's zoning practices
• [20:30] Potential pushback from cities
• [24:39] Cities' reactions to the new law
• [26:24] Opportunities in Richardson and other sub-markets
• [30:12] Advice for landowners and developers

In This Episode:

Podcast

• Texas Land Guys Podcast

Trey McGhin

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

Tom Dosch

• https://www.linkedin.com/in/tom-dosch-37263b3b/
• https://dmre.com/
• https://ascentinv.com/
  https://100xharvest.org/
  

In this episode, Tom and Tim Dosch put ChatGPT to the test, generating ten thought-provoking land-related questions that spark a deep dive into the world of real estate’s most foundational asset: dirt. What follows is a dynamic conversation covering five critical areas—land investment strategy, development and entitlements, market trends, legal risks, and long-term wealth-building—packed with insights only seasoned investors can provide.

The brothers break down why land is a smarter investment today than it was a decade ago, how to underwrite raw land without relying on traditional comps or utilities, and why the highest and best use often trumps recent sales data. They also highlight the hidden risks that trip up new investors from surprise carrying costs and floodplain complications to zoning mismatches and reveal why staying in the ETJ (Extraterritorial Jurisdiction) can sometimes be more advantageous than being inside city limits.

Ever wondered how entitlement delays and infrastructure uncertainty can make or break a deal? Or how rising interest rates are reshaping land financing? Tom and Tim tackle these questions head-on and explain why institutional investors still shy away from raw land for now.

Whether you're a seasoned player or just breaking into Texas real estate, this episode delivers actionable, battle-tested advice from investors who are actively navigating the market.

Do you have a burning land question? Send it to [email protected], and it might just fuel a future episode.

Key Takeaways

• AI as a Land Tool: ChatGPT isn’t replacing brokers—but it’s a surprisingly sharp tool for research, planning, and ideation in real estate.

• Why Some Land is a Great Investment: Timing, location, tax strategies, and low carry costs are driving value, especially in Texas.

• No Utilities, No Deal: Without water or sewer (or even capacity), land often becomes unusable for development and dramatically less valuable.

• Don’t Rely on Comps Alone: Market demand, cost of capital, and developer assumptions matter more than past sale prices.

• Hidden Costs That Kill: Floodplain mitigation, wetlands, easement access, tree ordinances, and holding costs can destroy returns if ignored.

• Entitlement Pitfalls: Zoning misalignment with a city’s future land use plan can quietly doom a deal before it starts.

• Institutional Inertia: Land remains underutilized by large funds due to its complexity, lack of cash flow, and difficulty in modeling.

• Zoning vs. ETJ: Staying in the ETJ can increase land value by avoiding zoning restrictions and city taxes if utility access is secured.

Resources and Links

Podcast

• Texas Land Guys Podcast

Tom Dosch

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

• https://dmre.com/

• https://ascentinv.com/

• https://100xharvest.org/

Tim Dosch

In this episode of the Texas Land Guys podcast, hosts Tim and Tom Dosch continue their meaningful conversation with longtime friend and mentor Jason Baker.

Together, they explore the personal and professional experiences that have shaped Jason’s journey—from early lessons in real estate and leadership to the values instilled by his entrepreneurial father. Jason also shares how raising four daughters—including the adoption of his daughter Mia—has transformed his perspective on purpose, faith, and what it truly means to lead with heart.

This episode dives into the power of creating margin—intentionally making space for what matters most—in order to gain clarity, strengthen relationships, and build a life of sustainable success.

Whether you’re just starting out or leading at a high level, you’ll find honest insights and practical wisdom to help you live and lead with greater intention.

Don’t miss this heartfelt and thought-provoking episode—it just might challenge the way you define success.

Key Takeaways

• Why building your identity around business leads to burnout—and how to root it in Christ instead

• The lifelong impact of Jason’s father: hard work, spiritual humility, and leading by example

• How adopting a daughter from China reshaped Jason’s family and revealed a deeper view of God’s love

• Real talk on raising confident, grounded daughters in today’s culture

• Why honoring your spouse might be the most powerful parenting move you can make

• How creating margin—in time, money, and relationships—opens the door to spiritual clarity
• Practical guidance for young professionals exploring a career in real estate

In This Episode:

• [00:00] Introduction to Part 2

• [02:55] Jason’s reflections on early career aspirations and the journey into real estate

• [03:38] Lessons learned from his dad

• [04:50] Transition: Family, leadership, and personal growth

• [05:28] Jason and his wife, Susanna, volunteer to teach a singles class during their first year of marriage

• [06:46] Earning an advanced degree in theology

• [06:56] What drives success beyond money — balancing ambition, family, ministry, and personal impact

• [08:21] The lasting influence of the Dosch family’s values and relationships on Jason

• [10:59] Not allowing work to become your identity

• [11:55] Adoption and personal transformation

• [15:13] The impact of adoption on family and faith

• [16:47] Jason’s dedication to serving in Guatemala through Bible translation efforts

• [18:46] The hardest thing for Jason and Susanna was bringing an orphan into their home

• [19:30] Questioning God’s timing? Walking through the adoption process and Susanna's book Restore

• [22:54] Being a girl dad: Challenges and joys

• [24:50] The importance of modeling behavior for your children

• [25:59] Advice on raising confident girls

• [28:49] Teaching generosity and perspective

• [35:39] Creating margin in your life and setting the right priorities

• [42:44] Advice for young people entering real estate

• [47:21] Closing thoughts and reflections

Resources and Links

• Part 1 with Jason Baker

Podcast

• Texas Land Guys Podcast

Jason Baker

• https://www.linkedin.com/in/jasonmbaker

• https://bakerkatz.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/

In the first half of this engaging two-part conversation, Tom and Tim Dosch catch up with their longtime friend and industry leader Jason Baker, co-founder of Baker Katz, to talk about what’s really going on in the retail real estate market across Texas.

With over 20 years of experience in tenant representation, development, and investment strategy, Jason shares real-world insights on how the retail scene has shifted, especially post-COVID, and what’s coming next for Houston, DFW, and beyond. From rising construction costs to the ongoing growth of H-E-B and Costco, he breaks it all down with both a big-picture perspective and practical takeaways for real estate pros, operators, and investors.

Tune in now and don't miss Part 2, where Jason opens up about the personal side, leadership lessons, adoption, faith, and how to build a life that goes beyond just work.

Key Takeaways

• Retail’s rebound: Why post-COVID demand has surprised many, and what it means for brick-and-mortar in 2025 and beyond

• Omnichannel is here to stay: How successful retailers are combining physical stores with digital convenience

• Restaurant realities: Sales are strong, but rising costs are compressing margins, what operators need to know

• Grocery market shifts: H-E-B’s rapid growth in DFW and what it signals for competitors like Kroger and Tom Thumb

• Smart development strategy: Why retail construction is paused now, but expected to pick up again in 2026

• Lessons in partnership: How Jason and co-founder Kenneth Katz have built a 20-year business relationship rooted in trust and complementary strengths

• Disciplined investing: Why understanding tenant demand has helped Baker Katz navigate cycles with confidence

  
  

  In This Episode:

  • [00:00:52] Who is Jason Baker? A closer look at his background and role in shaping Houston retail real estate

  • [00:08:42] E-commerce vs. in-store: why the real story is more complex than it seems

  • [00:15:27] Inside the restaurant business: top-line growth vs. shrinking margins

  • [00:20:08] H-E-B’s market dominance, and why their DFW expansion changes the game

  • [00:24:30] H-E-B vs Costco business models

  • [00:31:06] The importance of culture and being good listeners to customers

  • [00:32:17] The retail development outlook: why patience and strategy matter

  • [00:35:39] The early days: how Jason helped pioneer tenant rep brokerage in Texas.

  • [00:39:11] Jason's partnership with Kenneth and the value of partnerships

  • [00:44:53] Leaving well: lessons in honoring mentors and transitioning with integrity

  • [00:46:47] The origin of Baker Katz’s investment philosophy, and how it continues to evolve

  • [00:51:07] Investing with a long view: balancing upside potential with downside protection.

  • [00:54:04] Part 2 preview

  
  Resources and Links

  Podcast

  • Texas Land Guys Podcast

  
  

  Jason Baker

  • https://www.linkedin.com/in/jasonmbaker

  • https://bakerkatz.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/

  
  

In this episode of the Texas Land Guys Podcast, Tom and Tim Dosch sit down with Eric Overton, hot on the heels of his compelling debut in part one, for an even deeper conversation on vision, leadership, and launching Hilltop’s new development platform.

Eric opens up about his decision to leave a high-profile role at D.R. Horton and the pivotal life experiences that shaped his path forward. From founding Terebinth Development to joining Hilltop alongside trusted partners David Wiley and Greg Finch, Eric shares how personal faith, integrity, and long-term purpose inform every major move.

This episode also explores the rebirth of Northway Church after a devastating tornado, the outlook for multifamily development in today’s challenging market, and the discipline of endurance, both in business and on the trail—as an ultramarathoner.

Whether you're a developer, investor, or simply someone navigating your own professional crossroads, this conversation is packed with timeless insight and practical wisdom.

Key Takeaways

• Why Eric left a high-profile role at D.R. Horton to launch Terebinth Development

• The surprising path to joining Hilltop and what made the partnership click

• How personal values like “truth, respect, and gospel living” drive business decisions

• Lessons from helping lead the rebuild of Northway Church post-tornado

• The current outlook for multifamily development and why now is a strategic time to build

• How endurance from ultramarathons parallels entrepreneurial grit

• Career advice for young professionals trying to break into development

In This Episode:

• [00:01:28] Leaving D.R. Horton: The personal and professional crossroads that sparked a new direction
• [00:06:45] Defining core values and choosing partners who align with them
• [00:14:08] Rebuilding Northway Church after a tornado: A case study in purpose-driven leadership
• [00:17:22] What is Hilltop? How the platform works and the vision for new development
• [00:20:06] Hiring at Hilltop: What Eric looks for in early team members
• [00:22:56] Multifamily headwinds—and why now is still the time to invest in development
• [00:27:30] Real estate cycle insight: Where we are and what smart operators are doing
• [00:30:27] Why scale matters—for opportunity, stewardship, and legacy
• [00:36:07] Ultramarathons, balance, and the deeper meaning of suffering and endurance
• [00:41:32] Advice for young professionals entering the development world
  

Resources and Links

• Part 1 with Eric Overton 

Podcast

• Texas Land Guys Podcast

Eric Overton

• https://www.linkedin.com/in/eric-overton-217aa482

• http://www.livehilltop.com

• https://terebinthgroup.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/

In this episode of the Texas Land Guys Podcast, Tom and Tim Dosch catch up with their longtime friend and experienced real estate developer Eric Overton for a deep dive into Texas land development and multifamily real estate. Despite the challenges coming up in Q2 2025, like rising interest rates, changing tariffs, and supply chain issues, Eric keeps things real and shares a hopeful outlook on how to navigate today’s market.

Listeners will hear about Eric’s journey, from his early days at JLB Partners to leading DHI’s multifamily division, along with some great takeaways on using data to make decisions, staying resilient, and leading well. The episode also shines a light on the 15+ year friendship between Eric and the Dosch brothers, giving a thoughtful look at the importance of trust and communication in broker-developer relationships.

This conversation sets up Part 2, where Eric talks about his next chapter at Hilltop. Whether you’re an investor or just interested in the industry, this episode has a lot to offer.

Key Takeaways

• Market Trends and Uncertainty (Q2 2025): Why uncertainty, driven by tariffs, inflation, and rate volatility, is the hardest challenge developers face today.

• Real Estate is a Long Game: From entitlement to close, deals often take 5+ years, requiring vision, resilience, and trust.

• Intuition + Fundamentals: The best developers blend data with gut instinct and know when a pioneering move will pay off.

• Building Developer-Broker Trust: Why transparency, honesty, and shared success over time are the foundation of strong partnerships.

• Scaling Leadership: How Eric built and led a 70-person team at DHI and what it taught him about growing talent and delegating effectively.

• The Value of Transparency: Whether with clients, capital partners, or brokers, straight talk builds better deals and better outcomes.

  
  

  In This Episode:

  • [00:00:34] Introduction to Eric and the topic of discussion

  • [00:03:14] Eric’s early support in helping DMRE expand into Dallas and the first land deals they closed together.

  • [00:05:45] The current development landscape: volatility, tariffs, and the long lead times on multifamily projects.

  • [00:09:07] Why 2027 could be “heaven”  year for developers, and why 2025 is focused on survival and preparing for the next wave.

  • [00:11:41] How Eric relies on intuition and fundamentals to identify the right land and bring big-picture visions to life.

  • [00:14:24] Reflecting on pioneering developments in Houston, and what sets great developers apart from the rest.

  • [00:17:45] Eric’s transition from Crow Holdings to JLB, and how he unexpectedly found his calling in development.

  • [00:25:12] The story of when Tom joined the team, and why Eric initially thought they couldn’t work together.

  • [00:29:20] The importance of trust in working relationships with developers.

  • [00:31:36] What brokers and developers value in each other, and how transparency and teamwork drive deals forward.

  • [00:34:50] How DMRE builds trust by addressing challenges up front in the sales process.

  • [00:36:35] DMRE’s commitment to client success and its non-transactional approach.

  • [00:37:54] Eric’s transition from JLB to DHI, and the performance of those deals.

    
    

    Resources and Links
    

    Podcast

    • Texas Land Guys Podcast

    
    

    Eric Overton

    • https://www.linkedin.com/in/eric-overton-217aa482

    • http://www.livehilltop.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 and Tim Dosch break down what separates land deals that turn into goldmines from those that become costly landmines.

With decades of experience brokering land across Texas, they’ve seen it all,  from buried railcars to zoning issues that stall projects for years. They share real-world lessons on spotting hidden risks and finding untapped opportunities.

The episode also looks at how major events, like Hurricane Harvey and Exxon’s HQ relocation, have reshaped land values and created new chances for smart investors.

Whether you’re just curious about land investing or deep in the game, there’s something in here for you. Let’s jump in.

Key Takeaways

• When land is a gold mine—and when it’s a trap

• How to turn potential landmines into Goldmines 

• Why “just because it’s land” doesn’t mean it’s a good investment

• Critical utility and infrastructure considerations before buying

• Environmental hazards and what due diligence really means

• Zoning risk: why approval isn’t always approval

• Lessons from Houston, Dallas, and beyond on location and market timing

• How investor assumptions often don’t match reality

• Planning for plan B: why alternate uses are essential

• The truth behind major announcements (Exxon, Universal Studios) and land value