Texas Land Guys: The Art of Real Estate Deal Making

In this episode, Tom and Tim Dosch dig into a problem most landowners wish they had: when you’ve got a flood of offers, how do you pick the right one?

As DMRE rolls out a fresh batch of high-profile listings, the brothers get real about what it takes to run a smart, competitive sales process. They talk through the tough calls, the red flags to watch for, and why the highest offer isn’t always the best deal. With stories from both the Houston and Dallas markets, you’ll hear how their boots-on-the-ground experience, deep buyer relationships, and no-BS approach help sellers avoid costly mistakes and actually close.

Whether you own land, work deals, or just want to understand how the best in the business separate real buyers from risky bets, this one’s packed with real-world lessons you won’t hear anywhere el

Key Takeaways

• Not All Offers Are Equal: Highest price doesn’t always mean best outcome, transaction risk, timeline, and track record matter more.

• Houston vs. Dallas: Zoning laws, use types, and buyer behavior differ dramatically by city, requiring tailored strategy.

• Why Marketing Isn’t Just a Sign and Email Blast: DMRE’s proactive, relationship-based approach reaches real buyers, not inbox spam folders.

• Call for Offers Strategy: When and why DMRE runs a best-and-final process, and how to keep sellers from being overwhelmed by 20+ offers.

• Behind the Underwriting Curtain: How developers "sell" land deals to capital sources—and how that adds unseen risk for sellers.

In This Episode:

• [00:02:37] Current market momentum: core listings and buyer demand
• [00:06:50] How DMRE internally tiers buyers and selects the best fits
• [00:09:34] The impact of zoning in Dallas vs. the no-zoning challenge in Houston
• [00:21:40] The Memorial site example: pricing, execution risk, and hard LOI terms
• [00:26:14] How DMRE helps sellers analyze offers without overwhelm
• [00:33:52] The truth about underwriting and discretionary funds
• [00:38:44] Weighing transaction risk, contract timing, and price
• [00:42:49] Why understanding seller motivation changes everything
• [00:44:04] Final thoughts and what’s coming up for DMRE
  

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 and Tim Dosch go deep on one of the most important parts of building a successful real estate company: hiring the right people. From early mistakes to building a well-oiled hiring machine, they break down how DMRE has refined its approach to bringing on high-character, high-performance talent across brokerage, research, marketing, and development.

They talk about what it really means to hire with the “Humble, Hungry, Smart” mindset, how tools like StrengthsFinder and Working Genius have become key parts of their process, and why character and culture always come before technical skills.

If you’re leading a team, hiring for growth, or figuring out your own path in commercial real estate, this episode is packed with practical adviceand a few unexpected interview questions you’ll find surprisingly useful..

Key Takeaways

• Humble, Hungry, Smart: Why these values are the foundation of DMRE's hiring and culture.

• Hiring Slow, Firing Fast: The hard-earned wisdom behind this principle—and why rushing a hire rarely works out.

• Why Assessments Matter: How tools like StrengthsFinder, Working Genius, and Enneagram are used to uncover real strengths and team dynamics.

• Creative Interviewing: From errand-running interviews to coffee shop meetups—how they get beyond rehearsed answers.

• Mentorship vs. Real Development: What DMRE offers instead of vague mentorship promises.

• Advice for Young Talent: Choosing the right company over the highest paycheck—and why your first few years matter most.

In This Episode:

• [00:03:55] Why assessments like StrengthsFinder changed the game for DMRE.

• [00:06:10] Working Genius explained: the six gears that drive a team forward.

• [00:09:11] Building a balanced team by leaning into your genius—and avoiding burnout.

• [00:19:22] Core hiring principles, plus creative curveballs that reveal true character.

• [00:23:33] Real talk for job seekers: how to choose the right company for your long game.

• [00:31:10] DMRE’s definition of culture—and why mentorship isn’t what you think it is.

• [00:34:37] Hiring is open: what they’re looking for and how to get on their radar.

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, Tim Dosch and Tom Dosch pull back the curtain on the leadership principles that power success at DMRE. They share real stories about building a winning team, from the early days and hard lessons, to what it really takes to create a strong, lasting culture.

They talk about hiring the right people, managing fast-growing teams, and how the “Humble, Hungry, Smart” framework became a game-changer for their business. Inspired by Patrick Lencioni’s The Ideal Team Player, this conversation is packed with practical takeaways for anyone looking to lead more effectively.

Whether you're in real estate, running a business, or just trying to build a great team, this episode will challenge the way you think about leadership, hiring, and long-term growth.

Key Takeaways

• Why does the lone-wolf model fail? and how team-based brokerage creates unstoppable momentum.

• The 3 dysfunctions that kill culture (and why the “lovable slacker” is your biggest risk).

• How to spot a bad hire before they poison your team—subtle red flags most leaders miss.

• The difference between “hungry” and reckless—why drive without character backfires.

• Why “culture fit” isn’t enough—how Working Genius and Enneagram tools refine hiring.

• Leadership isn’t just listening—the hard truth about when to direct, not debate.

  
  

  In This Episode:

  • [00:04:00] Why “brokerage” doesn’t have to be a solo sport.

  • [00:06:41] How Patrick Lencioni’s books reshaped the way DMRE builds teams.

  • [00:10:59] What it really means to be humble (and how entitlement sneaks in).

  • [00:20:31] Hungry, but not reckless—how hunger without character becomes a liability.

  • [00:22:35] The importance of empathy in brokerage

  • [00:24:54] Being smart in relationships: The most underrated leadership skill.

  • [00:36:36] The role of culture in team success

  • [00:39:16] Why listening isn’t leadership—and what great leaders actually do.

  
  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/

  • https://ascentinv.com/

  • https://100xharvest.org/

  
  

In this episode of the Texas Land Guys Podcast, Tom Dosch sits down with Trey McGhin in the Dallas office to unpack the story behind launching DMRE North Texas, from starting solo during the uncertainty of 2019 and COVID-19 to leading a 17-person team and closing over 100 deals.

Trey shares how a kayak rescue mission during Hurricane Harvey unexpectedly introduced him to the DMRE team and how that moment set the stage for a career-defining leap of faith. From market chaos in 2020 to a white-hot deal pipeline in 2021, this episode gives you a behind-the-scenes look at what it takes to build a top-tier land brokerage office from scratch.

They also get into leadership, hiring, how they think about compensation, and what it really means to put the team first. If you're in the commercial real estate world, whether you're a broker, developer, or whatever your lane, there’s much to take away from how they’ve built something that lasts.

Key Takeaways

• Trey’s path from investment sales to DMRE, starting just months before COVID hit

• Standout closings with TCR, JLB, Alliance, and RangeWater—and why they mattered

• Lessons from surviving early setbacks (including not getting paid on a deal!)

• Why “humble, hungry, smart” is more than a hiring motto—it’s the foundation of their culture

• The secret sauce behind their proprietary comp model that fuels team-based success

• How 2025 is shaping up to be a breakout year as leadership and market momentum collide

In This Episode:

• [00:03:27] Hurricane Harvey and the kayak meeting that started it all.

• [00:05:53] Trey’s pivot from Marcus & Millichap to DMRE and the personal loss that shaped his decision.

• [00:10:06] COVID’s silver lining: How DMRE Dallas turned a market freeze into a foundation for dominance.

• [00:14:28] 2021’s explosion: 100+ deals under contract, team growth, and honeymoon closings.

• [00:17:45] The Secrets to Building a High-Impact Team

• [00:22:34] Signature deals: Zion Road’s bidding war, TCR’s milestone, and Frisco’s elusive industrial site.

• [00:36:13] The “comp model” revolution: Incentivizing teamwork in a competitive industry.

• [00:39:17] 2025 outlook: Leadership development, market resurgence, and doubling down on land dominance.

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/

  
  

Trey McGhin

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

• https://dmre.com/

In this special episode of the Texas Land Guys Podcast, Tom and Tim Dosch take a close look at the current market landscape. They dive into the effects of tariffs, stock market fluctuations, and the evolving U.S.-China relationship, and how these factors are shaping land transactions in Texas.

From landowners and developers to buyers, they explore how these economic shifts are playing out in real time, with April 2025 bringing fresh challenges and opportunities. With the market in flux, Tom and Tim offer practical advice for anyone involved in buying, selling, or developing land in Texas, helping you navigate through the uncertainty with confidence.

Key Takeaways:

• Tariff tensions and stock market volatility are creating uncertainty.

• The Texas land market remains strong despite broader economic concerns.

• No significant impact on land deals yet, but it could delay sales for some sellers.

• Strong buyer activity and development demand in Texas, particularly in housing and industrial sectors.

• Short-term uncertainty, but Texas remains a long-term winner.

• Advice: Stick to your plan. Buyers and sellers should move forward with confidence.

In This Episode:

• [00:02:20]The impact of tariffs and U.S.-China relations on the Texas land market 

• [00:04:10] Market stability despite stock market volatility 

• [00:06:30] Why land development continues despite economic uncertainty 

• [00:09:00] The future of construction costs in the face of global trade tensions 

• [00:11:10] The long-term outlook for Texas amidst current market fluctuations

• [00:13:40] The advice to landowners and buyers in times of uncertainty 

  
  

  Resources and Links

  Texas Land Guys Podcast

  • https://podcasts.apple.com/us/podcast/welcome-to-the-texas-land-guys-podcast-the-art/id1788566687?i=1000682586353

  
  

  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 team up to deliver a high-energy update on land markets across Texas. From Houston’s surge in multifamily and single-family deals to Austin’s quiet reawakening and Dallas’s continued dominance, the Dosch brothers break down what’s happening in real time, what it means for developers, and where the next deals will land.

With Q1 2025 nearly wrapping up, the data shows real momentum, close to 500 offers across the state and over 70 deals signed, making it one of the most active quarters in DMRE history. The episode explores where the action is, how developers are reacting, and what to expect as Q2 kicks off.

If you’re buying, selling, developing, or capitalizing deals in Texas land right now, this episode is a must-listen.

Key Takeaways

• Nearly 500 offers across Texas in Q1 2025; over 70 signed deals

• Houston and Dallas saw nearly identical offer volume, each pushing 200

• Single-family is hot again: 10,000+ acres in Houston’s pipeline

• Developers are back: stronger offers, tighter contracts, higher pricing

• Multifamily rebound: aggressive offers, especially in the suburbs

• Industrial heating up fast to double-digit $/SF in some submarkets

• Austin is still slower, but infill MF and SF lots are gaining traction

• Tariffs? So far, a non-factor most materials are already domestic

• 90/10 rule: a small % of developers doing most of the deals

• Watch out for “fake activity”; not all LOIs are created equal

• Ascent’s $100M fund closes strong with $82M+ first close

  
  

  In this episode:

  • [00:00] Introduction 

  • [01:15] Q1 market shift: more substantial offers, tighter deals, momentum is real

  • [05:53] Texas-wide offer volume: ~500 offers and ~70 deals signed

  • [07:56] Use-type breakdown: multifamily, single-family, and industrial trends

  • [09:37] Austin update: opportunities in a challenged market

  • [11:16] Houston vs. Dallas: developers return to Houston in force

  • [15:53] Houston challenges: zoning, mud rates, and misunderstood submarkets

  • [19:38] Tariffs & construction costs: minimal impact, bullish outlook

  • [25:19] 90/10 market split: few groups are doing most of the deals

  • [31:44] Q2 predictions: activity climbing, new buyers entering

  • [37:22] Industrial land pricing rebounds in Houston & Dallas

  • [40:33] Final thoughts: strong Q2 ahead, momentum across all regions

    
    

    
    

    Resources and Links

    Texas Land Guys Podcast

    • https://podcasts.apple.com/us/podcast/welcome-to-the-texas-land-guys-podcast-the-art/id1788566687?i=1000682586353

    
    

    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 sits down with Trey McGhin in the Dallas office to break down what's shaping up to be one of the strongest first quarters DMRE has ever had. With over 30 deals signed and nearly 200 offers made, the land market in Texas, especially in DFW, is heating up fast.

From multifamily making a strong return to industrial developers chasing million-square-foot sites to record pricing on infill single-family tracts, this episode offers a boots-on-the-ground look at real activity, developer sentiment, and where the market is heading.

They also discuss construction cost savings, shifting capital trends, and why 2025 might reward the developers and investors who move early in the new cycle.

If you’re in land brokerage, development, or considering your next move in Texas real estate, this is a can't-miss episode.

Key Takeaways

• Why Q1 2025 is the strongest start ever for DMRE in DFW, with 30+ deals and 200+ offers

• Multifamily is back: 17 signed deals and multiple closings into construction

• Industrial developers chasing big again—including million square foot distribution centers

• Why infill single-family sites are setting pricing records in top-tier suburbs

• Construction costs are down, helping deals pencil mid-contract

• Capital is back: Institutions like Carlyle are re-entering the Texas market

• Developers are getting more aggressive as the supply pipeline thins out

• Entitled land is disappearing; those who wait may miss this cycle

• Submarkets like Frisco, McKinney, Melissa, and South Dallas are seeing renewed activity

• Large master plan communities (1,000+ acres) are getting signed up fast

  
  

  In this episode:
  

  • [00:00:00] Introduction: Tom and Trey kick off the episode from the Dallas office

  • [00:02:16] Q1 2025 deal flow: 30+ deals signed, 200+ offers, multifamily leads

  • [00:04:11] Construction loans returning capital stacks are finally closing

  • [00:08:18] Pricing jumps and buyer urgency picking up across asset types

  • [00:14:55] Industrial market rebounds big box demand and capital re-entry

  • [00:19:22] Comparing developer sentiment: multifamily vs. industrial

  • [00:23:27] Single-family update: record pricing and infill demand

  • [00:25:40] Master-planned communities: fast-moving large acreage deals

  • [00:30:53] Recent closings: Mill Creek, JPI, Freestone, and others

  • [00:34:33] Q2 outlook: bullish tone, rising urgency, and developer momentum

  • [00:38:12] Final thoughts: construction cost drops, entitled land scarcity, and DMRE’s active pipeline

    
    

    Resources and Links

    Texas Land Guys Podcast

    • https://podcasts.apple.com/us/podcast/welcome-to-the-texas-land-guys-podcast-the-art/id1788566687?i=1000682586353

    
    

    Tom Dosch

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

    • https://dmre.com/

    • https://ascentinv.com/

    • https://100xharvest.org/

    
    

    Trey McGhin

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

    • https://dmre.com/

    
    

In this episode of the Texas Land Guys Podcast, brothers Tim and Tom Dosch share real-time insights from the frontlines of the Texas land market, diving deep into the strategies developers are using to navigate the current economic cycle.

From suburban land values rebounding to urban infill sites facing longer hold times, they break down how market cycles, interest rates, and buyer behavior are shaping land deals across Texas. Whether you’re sitting on land, trying to decide when to sell, or actively developing, this episode gives clear advice based on hundreds of live deals and decades of brokerage experience.

They also unpack the psychology behind why some developers hold too long when a JV might make sense, and why waiting too long might be the biggest mistake of all.

Whether you're a developer, landowner, or real estate investor, this is a must-listen if you're trying to decide what to do next in this market.

Key Takeaways

• How the market has shifted in Q1 2025—and why suburban land is seeing new highs

• The danger of procrastinating: why holding too long can quietly kill your return

• Sell or hold? The three buckets developers fall into and what strategy fits each one

• How to use joint ventures or co-GP structures to recover value in a challenging deal

• The emotional side of land ownership—and how it gets in the way of good decisions

• Why some developers are exiting now and still turning a profit

• How DMRE uses live market activity, not comps, to evaluate land pricing

• Appraisals vs. reality: why developers should be cautious relying on old valuations

• What makes a good seller—and how that impacts deal velocity and pricing

• Why indecision is the biggest mistake in land strategy today

  
  

  In this episode:

  • [00:00:00] Podcast intro and behind-the-scenes technical issues

  • [00:01:52] The growing audience and why the podcast is resonating

  • [00:03:08] Plans to bring on guests and industry voices

  • [00:06:27] Comparing developer activity in Dallas vs. Houston

  • [00:10:21] Repositioning land: switching uses to unlock more value

  • [00:13:24] Why developers hesitate to sell—especially to competitors

  • [00:15:09] The “hold vs. sell” debate and emotional attachment to land

  • [00:17:01] 3 common situations developers face with land assets

  • [00:20:08] When JV or co-GP deals make more sense than a clean sale

  • [00:22:24] Lessons from deals held 10+ years and sold for a loss

  • [00:34:40] Appraisal gaps and developer expectations vs. market reality

  • [00:36:24] Why Q1 2025 is seeing renewed buyer demand

  • [00:39:20] Final advice for developers: make a move while you have options

  • [00:43:54] Q1 recap and closing

  
  Resources and Links

  Texas Land Guys Podcast

  • https://podcasts.apple.com/us/podcast/welcome-to-the-texas-land-guys-podcast-the-art/id1788566687?i=1000682586353

  
  

  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, hosts Tim and Tom Dosch, alongside David Marshall and Tripp Rich, reflect on DMRE’s evolution, the impact of market cycles, and the strategic decisions that have fueled their continued growth.

The team shares insights on how they navigated COVID-19, interest rate volatility, and geographic expansion while scaling one of Texas’ premier land brokerages. They also discuss The Factor, their proprietary technology, and how Ascent, their investment arm, is creating new opportunities in land development.

Whether you’re a landowner, developer, or real estate professional, this episode offers valuable perspectives on market resilience, strategic investment, and the future of land brokerage in Texas.

Key Takeaways

• How DMRE tripled in size post-COVID and successfully expanded into Dallas and Austin

• Adapting to market shifts—lessons from 2022’s rapid interest rate hikes

• The role of partnerships and leadership in overcoming industry challenges

• Leveraging proprietary technology (The Factor) to drive competitive advantage

• How Ascent is working with developers to provide strategic capital solutions

• Why Texas remains a top real estate market despite economic fluctuations

• The future of brokerage and investment in the Texas Triangle

  
  

  In this episode: 

  • [00:00:00] Introduction to the podcast

  • [00:00:29] Guest introduction and overview of today’s discussion topics

  • [00:01:10] How COVID-19 reshaped the business and led to expansion

  • [00:03:25] The role of partnerships in navigating industry challenges

  • [00:07:57] Geographic expansion—breaking into Dallas & Austin

  • [00:09:19] Market shifts and new industry trends post-pandemic

  • [00:18:38] Leveraging technology (The Factor) to drive competitive advantage

  • [00:23:55] The impact of rising interest rates in 2022

  • [00:25:23] How Ascent is helping developers with capital solutions

  • [00:30:46] Texas land market outlook—where are the opportunities?

  • [00:42:10] Closing thoughts and what’s next for DMRE

  
  

  Resources and Links

  Texas Land Guys Podcast

  • https://podcasts.apple.com/us/podcast/welcome-to-the-texas-land-guys-podcast-the-art/id1788566687?i=1000682586353

  
  

  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/

  
  

  David Marshall

  • https://www.linkedin.com/in/david-marshall-91b3a2252

  • https://dmre.com/

  • https://ascentinv.com/

  • https://100xharvest.org/

  
  

  Tripp Rich

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

  • https://dmre.com/

  • https://ascentinv.com/

  • https://100xharvest.org/

  
  

In this episode of the Texas Land Guys Podcast, hosts Tim and Tom Dosch sit down with their longtime colleague and now partner, Tripp Rich, to discuss his journey from analyst to leader at DMRE. They dive into the pivotal moments that shaped his career, the challenges of expanding DMRE into new markets, and the lessons learned from navigating economic downturns, natural disasters, and intense market competition.

Tripp shares the early days of his career, from working in apartment sales to transitioning into land brokerage. The conversation highlights the team’s strategic growth, including how they weathered Hurricane Harvey and COVID-19, ultimately leveraging market downturns into opportunities. They also discuss breaking into Austin and Dallas, the importance of persistence, and the mindset required to build a successful brokerage in Texas.

This episode is full of insights on resilience, leadership, and market strategy, making it a must-listen for landowners, developers, and real estate professionals looking to understand the evolving Texas land market.

Don't miss out on more expert insights—subscribe and stay tuned for future episodes of the Texas Land Guys Podcast!

Key Takeaways

• How Tripp transitioned from an analyst to a partner at DMRE

• The risks and rewards of expanding into new real estate markets

• Lessons from Hurricane Harvey and COVID-19—how crises shaped their business strategy

• The importance of team culture and trust in brokerage success

• How market downturns can create new opportunities

• The challenges of breaking into Austin, Dallas, and Denver

• Why client relationships drive expansion and long-term success

• How strategic focus and discipline lead to market dominance

• The role of technology and data in modern land brokerage