Texas Land Guys: The Art of Real Estate Deal Making

Texas Land Guys
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The Dosch brothers share an insiders perspective on transacting the biggest commercial land deals shaping the Lone Star State. With decades of experience brokering deals between land owners and real estate developers they discuss the art of making these deals happen in a fast paced competitive market. With their partners, they have built the leading commercial land brokerage company in the State of Texas, covering the booming TX triangle, with offices in Houston, DFW and Austin/San Antonio. Through their podcast they bring you into the boardroom and inside the deals that move the market.

  1. 2d ago

    Episode 96: Texas Land at a Turning Point: Rising Rates, Falling Deals & New Opportunities

    How are rising interest rates, infrastructure constraints, and political uncertainty reshaping Texas real estate? In Episode 96 of the Texas Land Guys Podcast, brothers Tom and Tim Dosch break down the latest developments affecting the Texas land and commercial real estate markets. They discuss how the midterm elections could influence business investment, data center development, and Texas's long-term economic growth. The conversation also explores the impact of rising 10-year Treasury yields on real estate transactions, why developers are walking away from previously viable deals, and how access to electricity is becoming an increasingly important driver of land value. Tom and Tim also examine the differences between Houston and Dallas, the strength of industrial and retail development, and the continued expansion of mixed-use communities across North Texas. Whether you're a landowner, developer, or real estate investor, this episode offers an inside look at the forces shaping Texas's evolving land market. Key Takeaways Texas's pro-business policies continue to attract major investment and development. Data center regulations could impact AI infrastructure and economic growth. Rising Treasury yields are causing delays and canceled real estate deals. DFW remains a strong investment market despite higher interest rates. Houston developers face increasing challenges with financing and yields. Industrial demand remains strong, but construction costs are rising. Access to electricity is becoming a major driver of land value. Mixed-use developments continue expanding across North Texas. Higher mortgage rates are putting pressure on private homebuilders. Market uncertainty can create opportunities for long-term investors. In This Episode: [00:55] Texas Midterm Elections and Business Implications [03:10] AI Infrastructure and Data Center Growth [05:59] Texas's Economic Growth Under Republican Leadership [09:26] Political Uncertainty and Investor Sentiment [11:02] Data Center Regulations and Moratoriums [13:16] The Economic Impact of Data Center Development [16:14] Speculative Data Center Projects in Texas [19:16] Geopolitical Risks and Treasury Yields [20:33] Why Houston Land Deals Are Falling Apart [22:30] DFW's Flight-to-Quality Advantage [24:12] Industrial Demand and Rising Construction Costs [25:40] Why Multifamily Developers Are Canceling Deals [28:44] Market Psychology and Investment Opportunities [29:48] Capital Challenges for Real Estate Developers [31:24] How Electricity Access Increases Land Value [34:17] Power Availability and Landowner Due Diligence [35:24] Mixed-Use Development in Texas Growth Corridors [37:13] Long-Term Development vs. Short-Term Market Cycles [38:33] Challenges Facing Private Homebuilders [39:53] Mixed-Use Growth in Plano and Frisco [42:31] Houston's Retail and Mixed-Use Development [43:42] Final Thoughts on Texas's Future Resources and Links Podcast https://podcasts.apple.com/us/podcast/welcome-to-the-texas-land-guys-podcast-the-art/id1788566687?i=1000682586353 https://dmre.com/ Tim Dosch https://www.linkedin.com/in/tim-dosch-67a07899 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/

    Episode 96: Texas Land at a Turning Point: Rising Rates, Falling Deals & New Opportunities

  2. Oct 27

    Episode 95: When the Dirt Is Worth More Than What's on It | Texas Land Redevelopment

    In this episode of the Texas Land Guys Podcast, brothers Tom Dosch and Tim Dosch explore the concept of "highest and best use" and explain why perfectly good buildings, including churches, office towers, malls, golf courses, and car dealerships, often get torn down because the land beneath them is worth more than the structures themselves. They share real-world examples from their brokerage careers, including a Tanglewood church redevelopment, the EDS/AT&T corporate campus demolition in Plano, and the industrial takeover of struggling malls across Texas. The conversation dives into how changing demographics, technology, and consumer behavior are reshaping what uses make economic sense. They discuss why office conversions to multifamily rarely pencil out, how COVID accelerated trends already underway, and why some cities' zoning policies are trapping landowners in declining assets. Tim and Tom also explore the future impact of AI, self-driving cars, and Cybercabs on parking garages and car dealerships, and why land brokers must always think about what's changing rather than what's always been. They wrap by discussing the "recycling" of sites in Houston's unzoned environment, the transition of industrial areas like the Heights into townhomes and retail, and why understanding what developers want helps landowners capture maximum value. The episode closes with reflections on how quickly technology, from kerosene to electricity, can transform entire industries and land use patterns. Key Takeaways Highest and best use is about recognizing when land is worth more than the improvements on it, making demolition the most economic decision. Churches are increasingly selling to developers as membership declines, buildings deteriorate, and urban land values soar. Old office buildings face a reckoning: newer buildings set leasing records while older ones trade at pennies on the dollar or get demolished. Converting office towers to multifamily is extremely expensive due to floor plates, plumbing, elevators, and window configurations. Retail is bifurcated: enclosed malls struggle while new big-box and lifestyle centers thrive in underserved suburban growth areas. Golf courses and car dealerships are prime redevelopment opportunities when deed restrictions don't prevent it. Technology (AI, autonomous vehicles, delivery apps) will continue to reshape what uses are viable and where. Land brokers must constantly ask: What is changing? What's moving the market? Where does that create opportunity? In This Episode: [00:00] Intro and Father-Daughter Work Day [02:21] What "Land" Really Means: Beyond Raw Dirt [06:24] The Tanglewood Church Redevelopment Story [09:49] Churches in Transition: COVID, Demographics, and Denominational Decline [13:31] The Secularization Trend and Germany's 10,000 Church Closures [17:27] DFW Office Distress: 30-70% Occupancy and Pennies on the Dollar [21:30] EDS/AT&T Campus in Plano: Demolish and Start Over [23:31] Zoning Challenges in Dallas, Irving, and Arlington [26:10] The Slumlord Scenario: Cities Forcing Obsolete Office [34:53] Golf Courses as Redevelopment Plays [38:14] The Future of Car Buying and Self-Driving Cars [42:35] Always Looking at the Future: What's Changing? [43:28] Kerosene to Electricity: Lessons in Rapid Transformation [45:08] How to Think About Value: Current Use vs. Dirt Value vs. Rezoned Potential [48:55] The Heights: Industrial-to-Residential Transition [50:27] Houston's No-Zoning Advantage Resources and Links Podcast https://podcasts.apple.com/us/podcast/welcome-to-the-texas-land-guys-podcast-the-art/id1788566687?i=1000682586353 https://dmre.com/ Tim Dosch https://www.linkedin.com/in/tim-dosch-67a07899 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/

    Episode 95: When the Dirt Is Worth More Than What's on It | Texas Land Redevelopment

  3. Oct 20

    Episode 94: The Politics of Land Use: Who Really Controls Texas Development?

    In this episode of the Texas Land Guys Podcast, Tom Dosch and Trippp Rich examine the role of local politics in Texas land development. They discuss how zoning regulations, community opposition, state legislation, and municipal decisions affect development opportunities, property rights, and land values. The episode also addresses zoning regulations, future land use plans, Senate Bills 840 and 15, and changes to extraterritorial jurisdiction rules. These policies influence where development can occur and how cities manage population growth. The hosts explain how local governments must weigh neighborhood concerns against the potential benefits of new projects, including housing, employment, infrastructure investment, and tax revenue. Tom and Tripp discuss the practical steps developers can take to address opposition, including traffic and noise studies, site plan adjustments, landscaping, and direct communication with nearby residents. They also examine the financial implications of zoning decisions, using examples of projects affected by changing market conditions and local political priorities. A development in Bastrop illustrates how revising a proposal to reflect market demand can help move a project forward. The episode highlights the relationship between political decisions and property value. For landowners, zoning restrictions or changes in local policy can affect development potential and long-term financial plans. For developers, understanding local government priorities and maintaining productive relationships with community members can influence the outcome of a project. Key Takeaways Texas is landowner-friendly: strong control over your land, less over your neighbor’s. Zoning sets today’s value; future land use hints at highest and best use but requires a political rezone. SB 840 allows multifamily by right on qualifying commercial sites. SB 15 allows 3,000 sq. ft. single-family lots. Cities don’t always like these laws, and some offer zoning in exchange for annexation to keep projects on their tax rolls. Councils balance long-term tax revenue and jobs against vocal opposition and re-election. Data centers could be “the new oil” for struggling small towns. A denied rezone can erase a family’s retirement. $500K on the tax rolls can become tens of millions once developed. Price political risk: a $15M offer that won’t get approved may be worth less than a $10M one that will. In This Episode [00:00] Intro [01:18] Why talk about the politics of land use [04:43] What a MUD is and how these meetings normally go [06:19] Rural landowners and how fast development catches up [11:30] Landowners surrounded by development and ready to sell [14:34] Zoning vs. future land use, and how SB 840 and SB 15 changed the game [28:33] What developers are trying to accomplish [34:06] What city councils are really weighing [38:50] Tripp’s data center story and the “new oil” argument for small towns [45:56] Misinformation, outreach, and why developers bring cookies [50:18] Market shifts, ground-floor retail requirements, and Tripp’s fence story [56:07] Police escorts and heated council meetings [57:33] Bastrop: a rezone approved in about 75 days [01:01:01] How politics can create or erase value, and what’s at stake for families [01:01:07] Apartments, tax revenue, and a city that regretted saying no Resources and Links Podcast https://podcasts.apple.com/us/podcast/welcome-to-the-texas-land-guys-podcast-the-art/id1788566687?i=1000682586353 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/

    Episode 94: The Politics of Land Use: Who Really Controls Texas Development?

  4. Oct 13

    Episode 93: What Comes Next? Texas Land, Data Centers & the Next Real Estate Cycle | Part 2

    In this episode of the Texas Land Guys Podcast, brothers Tom Dosch and Tim Dosch pick up where they left off, looking at the Texas commercial real estate market as the year heads into its final quarter. Houston's industrial market is booming, with record absorption, rising land prices, and massive investment tied to AI infrastructure. The brothers discuss deals involving SpaceX, the growing demand for industrial sites, and why some Houston land values have increased as much as fivefold. But with the best sites becoming harder to find, they ask how long this momentum can last. They then explore the risks behind the AI boom. Could rising debt, regulation, or a slowdown in data center development change the outlook for Texas industrial real estate? Tom and Tim also offer advice to landowners holding out for a potential data center deal, especially when a credible industrial buyer is already at the table. They explain why opportunity cost matters, why waiting for the perfect offer can backfire, and how emotions like greed and fear can lead landowners to miss good opportunities. Finally, Tom and Tim examine the retail, hospitality, storage, and senior housing markets across Texas. Grocery-anchored retail and suburban commercial development are benefiting from population growth, while other property types remain more challenging. They wrap up by discussing interest rates, the broader economic outlook, and why Texas remains well positioned despite the uncertainty. Their message to landowners is clear: property values change with the cost of capital and the rents a property can generate, not simply what someone was willing to pay a few years ago. Key Takeaways Houston's industrial market is exceptionally strong, with record absorption, rising land prices, and major demand from AI infrastructure and data center investment. Industrial land prices in some areas have increased as much as fivefold, while strong demand is pushing developers farther out from established growth corridors. Utility access, wetlands, roads, and site readiness are becoming major challenges as the supply of easy-to-develop industrial sites shrinks. The AI boom could continue driving Texas growth, but debt burdens, regulation, and limits on available power create risks. Landowners should weigh a credible offer today against the uncertainty of waiting years for a potential data center buyer. Retail development is expanding alongside population growth, particularly grocery-anchored centers, neighborhood retail, and suburban power centers. Self-storage, senior housing, and hospitality activity varies by market, with oversupply and competition limiting opportunities in some areas. Texas remains attractive because of continued population growth, job creation, corporate relocations, and investment from major companies. In This Episode [00:00] Intro and the Texas real estate market heading into year-end [03:48] DFW's industrial growth and the search for developable sites [06:36] AI infrastructure, manufacturing, and the next wave of Houston growth [08:36] Could AI regulation or a market correction slow industrial development? [12:24] Should landowners wait for a data center buyer? [17:16] Why landowners struggle to let go of unrealistic price expectations [23:38] Houston's single-family market and the shift away from far-out development [36:36] Retail growth, grocery-anchored centers, and expanding suburbs [44:37] Interest rates, inflation, and the outlook for the final quarter [52:42] Why the hosts remain optimistic about Texas [55:22] Wrap-up and a look ahead Resources and Links Podcast https://podcasts.apple.com/us/podcast/welcome-to-the-texas-land-guys-podcast-the-art/id1788566687?i=1000682586353 https://dmre.com/ Tim Dosch https://www.linkedin.com/in/tim-dosch-67a07899 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/

    Episode 93: What Comes Next? Texas Land, Data Centers & the Next Real Estate Cycle | Part 2

  5. Oct 6

    Episode 92: Are We at the Bottom? Texas CRE, Interest Rates & the Next Real Estate Cycle | Part 1

    In this episode of the Texas Land Guys Podcast, brothers Tom Dosch and Tim Dosch talk about a rough week for real estate. The 10-year Treasury jumped above 5.2% in a single day, oil is hovering near $100 amid tensions with Iran, and the Fed is raising rates. They break down what all of this means for land sellers, developers, and investors across Houston, Dallas-Fort Worth, and Austin, and whether the market is heading into a new downturn or reaching the floor of the next cycle. They then dive into how the land market is actually adjusting. In Houston, sellers are offering long closing extensions. In DFW, some sellers who held firm on price and timing are now walking away from deals at roughly 50% haircuts. Tom and Tim also compare the sharp move in rates to 2007 and 2022, explain why land takes longer to reprice even when investment sales move quickly, and share why Tim believes this could be the beginning of a new boom cycle. The second half takes a deep dive into multifamily oversupply in the suburbs, the return of urban and infill deals, and a struggling consumer. They also look at the resurgence of infill office in Houston and the possibility of an Austin comeback. Tim breaks down the wall of commercial real estate debt maturities, while both hosts explain why they are cautious about land debt. They wrap by looking at AI as an economic driver, efforts to regulate robotaxis, and the data center boom that has helped make industrial one of the hottest asset classes in Texas. This is part one of a two-part conversation, with the second half coming next week. Key Takeaways The 10-year Treasury spiked above 5.2%, causing immediate pressure on investment sales and cap rates. Land is the first to adjust in a downturn, and in Houston that means sellers offering 6- to 12-month extensions. In DFW, sellers holding firm are getting squeezed, and some land deals are trading at 50% discounts. The economy is K-shaped, with AI and data centers driving real GDP growth while many consumers struggle. Construction costs are rising for steel and concrete due to data center and infrastructure demand. $865 billion in commercial real estate debt matures in 2026, and another $645 billion in 2027, much of it at higher rates. AI is transformational but faces a likely market correction due to debt and liability concerns. Regulation and financial interests are shaping the AI debate, including opposition to robotaxis. Data centers are driving industrial absorption and creating high-paying jobs in Texas. The next 6 to 18 months will be a critical window for establishing a market floor. Texas land remains bullish long term due to population growth and economic diversification. In This Episode: [00:00] Intro [00:40] A "horror movie" week: the 10-year runs above 5.2% [02:09] Oil, Iran, the Fed, and whether this is an inflection point [08:14] Houston: sellers extending closings into 2027 [09:04] DFW: sellers holding firm, land debt, and 50% haircuts [13:31] Five years since the 2021 peak: "Glad we didn't win that deal" [17:16] Tim's view: the floor is forming and a new cycle is starting [22:07] Data centers, TerraFab, steel and concrete, and a K-shaped economy [28:03] PFC/HFC deals and the oversupply ripple in North DFW [39:41] $865B in 2026 maturities and the refinancing wall [43:12] Land debt, rising basis, and why not to throw good money after bad [45:02] AI: bubble risk, liability, and regulation [48:28] Robotaxis, Waymo, and who benefits from the fear [52:31] Wrap-up and a preview of part two  Resources and Links Podcast https://podcasts.apple.com/us/podcast/welcome-to-the-texas-land-guys-podcast-the-art/id1788566687?i=1000682586353 https://dmre.com/ Tim Dosch https://www.linkedin.com/in/tim-dosch-67a07899 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/

    Episode 92: Are We at the Bottom? Texas CRE, Interest Rates & the Next Real Estate Cycle | Part 1

  6. Sep 29

    Episode 91: Is the AI Boom a Bubble? What It Means for Texas Land & Real Estate

    In this episode of the Texas Land Guys Podcast, Tom Dosch, Tim Dosch, and Tripp Rich sit down for a candid roundtable discussion on the seismic shifts AI is creating across the economy and what it means for Texas land and real estate. They dig into competing predictions about AI’s pace, from Elon Musk’s rapid takeoff vision to more cautious forecasts of AGI by the turn of the century, and debate whether we’re in a bubble destined to pop or witnessing the most transformational technology ever invented. They explore the dot-com comparison, sharing a prediction of a likely 30 to 50 percent market correction that won’t slow AI’s long-term adoption. They also discuss Elon Musk’s unprecedented scaling across multiple companies and the critical power infrastructure challenges that could limit or reshape Texas development. Throughout, they highlight how data centers are bringing massive tax revenue benefits to communities while raising concerns about Texas’s reactive rather than proactive approach to power generation. Wrapping up, they tackle the implications for land values, interest rates, and the potential for “financial repression” as a response to economic downturns. They express long-term bullishness on Texas land driven by population growth and job creation, even as they acknowledge the rocky 12 to 24 month periods that may lie ahead.  Whether you’re a landowner, developer, or investor, this episode offers a pragmatic, forward-looking take on navigating the AI era in Texas real estate. Key Takeaways AI adoption will take longer than the hype suggests, but the technology itself is transformational and won't be stopped by a market correction. A 30-50% market correction is likely, but it won't slow AI capability growth or adoption Texas is uniquely positioned to benefit from AI investment, with trillions flowing into the Texas Triangle Power generation and infrastructure are the biggest bottlenecks for AI data centers in Texas Elon Musk's companies, including Starlink, Tesla, SpaceX, and xAI, are scaling at unprecedented speed and meeting real consumer needs Natural gas plants operating at 60% capacity could be redirected to power data centers Data centers bring massive tax revenue benefits to communities. Some municipalities see 30% of tax revenue from a single facility Land values should benefit from AI-driven economic growth and population migration to Texas If a recession hits, expect money printing, lower rates, and potential financial repression The next 6-18 months will be a critical window for AI investment and market dynamics In This Episode: [00:00] Intro [01:58] Two takes on AI's pace: fast takeoff vs. a much slower rollout [07:16] Tripp: Elon's speed, hype, and why adoption is the real question [09:14] China's power investment vs. U.S. data centers on an aging grid [10:04] Implementation lag and a two-speed economy [11:22] Tripp: Tesla self-driving as an adoption story [13:41] Tim's prediction: an AI market correction and the dot-com comparison [17:23] Data centers replace fracking as the villain [22:21] The counterargument: Elon's pace, Grimes County, Starlink [31:04] Trillions being invested on the ground in Texas [31:56] Data centers in space and Texas's power policy problem [35:40] The COVID parallel, $40T debt, and financial repression [36:51] Summary: the next 6 to 18 months [37:34] Population growth and the long-term case for Texas land  [39:16] Wrap-up  Resources and Links Podcast https://podcasts.apple.com/us/podcast/welcome-to-the-texas-land-guys-podcast-the-art/id1788566687?i=1000682586353 https://dmre.com/ Tripp Rich https://www.linkedin.com/in/tripp-rich-52b35b60 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/ Tom Dosch https://www.linkedin.com/in/tom-dosch-37263b3b/ https://dmre.com/ https://ascentinv.com/ https://100xharvest.org/

    Episode 91: Is the AI Boom a Bubble? What It Means for Texas Land & Real Estate

  7. Sep 22

    Episode 90: Why Texas Land Deals Are Getting Harder to Finance | Rates, Oil & AI

    In this episode of the Texas Land Guys Podcast, brothers Tim and Tom Dosch break down the macro forces weighing on land and commercial real estate. With Brent crude near $110, the Iran conflict heating up, the 10-year Treasury approaching 5%, and the midterm elections around the corner, investors are hesitant to commit capital. They explain why this uncertainty has stalled recovery in 2026 and why higher oil, diesel, and financing costs ripple through the entire economy. The conversation then turns to the U.S. debt crisis. At $40 trillion and roughly 125% debt-to-GDP, with $2 trillion a year just to service it, Tim argues the country will likely print its way out, creating a soft default through inflation. That hurts cash holders and the middle class but benefits asset holders, making land and income-producing property a potential hedge. They clarify the difference between a cap rate and a Treasury yield, why the 10-year matters to developer underwriting, and how higher rates can immediately pressure land values even as long-term money printing inflates them. Tim and Tom discuss why developers are becoming pickier, why only the best sites with strong stories are getting capitalized, and why industrial and AI/data-center development is carrying much of Texas. They warn that AI regulation and midterm outcomes could slow that engine, potentially triggering a recession. Looking ahead, they expect near-term volatility, possible deals falling out, a multifamily reset, and a continued flight to quality into 2027. Key Takeaways Macro uncertainty, including $100+ oil, the Iran conflict, 5% Treasuries, and the midterms, keeps investors cautious.  U.S. debt is a long-term structural problem; $40T debt costs ~$2T/year to service. Debt-to-GDP above 130% has historically led to soft or hard defaults; the U.S. may print its way out, causing inflation. Inflation hurts cash and helps asset holders, making land and income property a potential hedge. The 10-year Treasury is market-set and directly affects developer underwriting, cap rates, and land values. A cap rate is not a bond; it reflects current NOI and bets on future rent growth and appreciation. Short-term higher rates can lower land values; long-term money printing tends to inflate them. Industrial and AI/data-center development carries much of Texas’s economy now. AI regulation is a wildcard; slowing data centers could crush the economy downstream. Flight to quality will continue; the multifamily reset may make 2027 underwriting difficult. In This Episode: [00:03] Intro [00:37] Market uncertainty: $100 oil, 5% Treasuries, Iran war [02:02] Why capital has been hesitant in 2026 [03:18] U.S. debt crossing $40 trillion and Iran’s incentive before midterms [05:40] Texas economy: high oil prices help and hurt [06:34] National debt, Japan, the yen carry trade, and the 10-year [08:46] Debt-to-GDP, inflation, and printing our way out [13:52] The 10-year Treasury vs. the Fed’s short-term rate [16:35] Cash opportunity cost and real inflation [18:14] Cap rate vs. bond: NOI growth and future upside [20:51] Developers getting pickier and the “great real estate” test [25:41] Recession response, government spending, and money supply [27:24] Industrial, AI, and data centers driving Texas [34:38] Elon Musk’s companies employ about 160,000 people [37:00] Predictions: oil, rates, Fed, and the next year [42:50] Flight to quality, multifamily reset, and midterms [45:37] Wrap-up: macro conversations with clients Resources and Links Podcast https://podcasts.apple.com/us/podcast/welcome-to-the-texas-land-guys-podcast-the-art/id1788566687?i=1000682586353 https://dmre.com/ Tim Dosch https://www.linkedin.com/in/tim-dosch-67a07899 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/

    Episode 90: Why Texas Land Deals Are Getting Harder to Finance | Rates, Oil & AI

  8. Sep 15

    Episode 89: Inside Texas Land Brokerage: Reps, Reputation & the Long Game | Part 2

    In this episode of the Texas Land Guys Podcast, brothers Tom and Tim Dosch continue their deep-dive conversation into the realities of a long-term career in commercial real estate. Picking up where Part 1 left off, they reflect on the deals that got away and the painful, often humbling lessons those losses taught them. Tom shares a story about a pitch gone wrong, driven by pride and arrogance, and how that moment became a defining character check. Tim opens up about the challenge of family-owned land deals, where emotion and logic collide, and why standing firm in honesty, even at the risk of losing the client, is non-negotiable. The conversation then pivots to practical advice for young brokers just starting out. Tim and Tom stress that the first 90 days (and even the first year) aren't about closing deals; they're about building reps, making mistakes, and learning the business from the ground up. They advocate for an apprentice mindset, cold calling, and surrounding yourself with experienced mentors. They also tackle the flawed mentality that a few deals a year is enough, emphasizing that this business requires hundreds of transactions to build a real career. Wrapping up, the brothers discuss the daily habits that have sustained them over two decades: spiritual grounding, physical health, sleep, and, most importantly, investing in relationships. They warn against the transactional mindset that burns out brokers and destroys marriages, and they encourage listeners to see clients as people, not paychecks. Whether you're a new agent, a seasoned broker, or someone considering a career in land brokerage, this episode offers a candid, wisdom-filled look at what it actually takes to last in this marathon of an industry. Key Takeaways Losing a deal can teach you more than winning one. Pride and arrogance can kill deals and damage your character. Family-owned land deals are emotionally complex, unlike institutional clients Honest, respectful confrontation is part of a broker's job. Your first 90 days aren't about closing deals. Brokerage is a marathon, not a sprint. Relationships matter more than transactions. The best business comes from trust, not competition. Collaboration with partners who have different strengths is invaluable. There's no substitute for experience. You cannot build a lasting career by relying on luck or a handful of deals. In This Episode: [00:00] Part two of the 40-year CRE conversation [00:38] The worst deals Tom and Tim have lost [01:51] What Tom learned from losing a deal because of pride [08:27] Deals that fall apart near closing [11:19] What decades of experience teach you [12:18] First 90 days: How new brokers can set themselves up for success  [16:42] Why the first year should be about learning [17:25] Why you cannot build a career on a few lucky deals [20:30] What kind of person do you want to become? [22:30] What a perfect day in land brokerage looks like [25:18] Why Tom loves pitching DMRE [28:16] Helping clients instead of simply selling a service [29:24] The customer is the hero, the broker is the guide [30:48] 800 transactions and $6 billion in land sales [34:14] Stress, alcohol, sleep, and burnout [39:05] Why relationships matter more than business urgency [42:19] Becoming a guide for clients [44:05] Why commercial real estate is a marathon  Resources and Links Podcast https://podcasts.apple.com/us/podcast/welcome-to-the-texas-land-guys-podcast-the-art/id1788566687?i=1000682586353 https://dmre.com/ Tim Dosch https://www.linkedin.com/in/tim-dosch-67a07899 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/

    Episode 89: Inside Texas Land Brokerage: Reps, Reputation & the Long Game | Part 2
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The Dosch brothers share an insiders perspective on transacting the biggest commercial land deals shaping the Lone Star State. With decades of experience brokering deals between land owners and real estate developers they discuss the art of making these deals happen in a fast paced competitive market. With their partners, they have built the leading commercial land brokerage company in the State of Texas, covering the booming TX triangle, with offices in Houston, DFW and Austin/San Antonio. Through their podcast they bring you into the boardroom and inside the deals that move the market.

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