Dosch Marshall Real Estate (DMRE) is a Texas land brokerage specializing in the acquisition and disposition of development land across a full range of use types — multifamily, single-family, commercial, industrial, retail, mixed-use, and IOS (Improved Outdoor Storage) sites throughout Texas.

One thing we tell landowners and developers alike: land is highly dependent on use. The same property can be worth $50,000 per acre as agricultural land, $250,000 per acre as industrial land, or $1 million or more per acre as multifamily land. The value is determined by future use, not current use. Understanding that distinction is where DMRE brings the most clarity.

Our team has participated in $6 billion in Texas land transactions, working across all three major markets — Dallas-Fort Worth, Houston, and Austin/San Antonio.

DMRE focuses exclusively on helping clients make informed land decisions. That means combining market intelligence, buyer relationships, technology, data, and transaction experience.

Our goal is not simply to sell land. Our goal is to help clients maximize outcomes and make better decisions.

To do that, we operate on a team-based model — a deliberate departure from the traditional individual broker approach. Every client benefits from the collective expertise of the entire DMRE team, not just one agent managing their deal alone. Our principals bring combined experience across $6 billion in Texas land transactions. Through our affiliate Ascent Investment Partners, those same principals are also active land investors, which means we understand both sides of every transaction.

We also built Factor® — our proprietary parcel-level research and campaign tool — because land brokerage at this level requires data that off-the-shelf platforms cannot provide.

DMRE operates across three primary Texas markets: Dallas-Fort Worth (North Texas), Houston (Greater Houston Area), and Austin/San Antonio (Central Texas). We maintain dedicated teams in each market with local knowledge, developer relationships, and submarket-level transaction history.

Together, these three markets form the Texas Triangle — the corridor that contains the majority of Texas population growth, employment growth, and development activity.

If you understand the Texas Triangle, you understand where most land demand is occurring. That is why DMRE invests so heavily in studying migration patterns, infrastructure investment, and growth corridors within the Triangle across all three markets.

DMRE focuses exclusively on helping clients make informed land decisions. That means combining market intelligence, buyer relationships, technology, data, and transaction experience.

The Texas Triangle connects Dallas-Fort Worth, Houston, Austin, and San Antonio. It contains the majority of Texas population growth, employment growth, and development activity.

If you understand the Texas Triangle, you understand where most land demand is occurring.

Within the Triangle, I-35 is one of the most important growth corridors in America. It benefits from population growth, corporate relocations, logistics demand, and manufacturing expansion. The communities between Dallas and Austin continue to attract investment because they offer lower costs and room for growth.

For landowners, the Texas Triangle is where developer demand is most active and where land values have seen the most sustained appreciation. For developers, it is where the strongest pipeline of multifamily, industrial, commercial, and mixed-use projects is being sourced. DMRE’s presence in all three markets gives our clients cross-market intelligence that single-market brokerages cannot match.

The question is not what the land is today. The question is what the land can become.

Future development potential often creates substantially more value than current agricultural use. The biggest gains in land value typically occur when a market transitions from rural to suburban. Once that transition happens, values can increase dramatically.

The challenge is determining whether that value creation is six months away or six years away — and that is where market knowledge matters most.

DMRE provides Broker Opinion of Value (BOV) assessments to help landowners answer that question. A BOV is an estimate of market value based on recent transactions, active buyer demand, competing listings, and development potential. Unlike an appraisal, it focuses on what the market would likely pay today and why.

If you have received an unsolicited inquiry from a developer, or are simply curious whether now is the right time to sell, a conversation with our team is the right first step. There is no obligation.

The biggest mistake landowners make is selling to the first developer who calls.

Many landowners assume the first offer is the market. In reality, developers are trying to solve a problem for themselves. Their offer reflects their business model, not necessarily the value of your property.

When evaluating any offer, the questions that matter are not just price. How much earnest money is going hard? How long is the due diligence period? Are there zoning contingencies or financing contingencies? What extension rights does the buyer have? What is the probability this buyer actually closes? In many cases, a lower-priced offer with meaningful earnest money and a high probability of closing is better than a higher-priced offer loaded with contingencies.

The goal is not to get the highest offer. The goal is to get the best outcome. The best process is creating competition — when multiple qualified buyers evaluate a site, the market determines value rather than a single buyer. Competition creates leverage.

The answer is exposure. The goal is reaching developers, homebuilders, investors, institutional buyers, and owner-users — everyone who could realistically be the best buyer for your specific property.

Competition creates pricing power and better contract terms. When we represent a landowner, we create a professional Offering Memorandum, run targeted outreach campaigns using our proprietary Factor® platform, and leverage relationships across all three of our Texas markets to ensure the land reaches the right buyers.

We are not looking for the fastest offer. We are building the broadest qualified buyer pool — because that is what creates competitive tension and ultimately the best outcome. DMRE’s track record of $6 billion in closed transactions reflects what a disciplined, process-driven approach to seller representation produces over time.

Every developer is trying to reduce risk. The biggest risks in any land transaction are utilities, entitlement, market demand, construction costs, and financing. The easier it is to solve those risks on a given site, the larger the buyer pool becomes — and the more confident a developer can be moving forward.

DMRE works with developers to identify on-market and off-market opportunities across Texas that match specific acquisition criteria — by use type, submarket, tract size, price range, and entitlement status. We combine local market knowledge with Factor®, our proprietary parcel-level research tool, to surface sites that fit a developer’s target parameters.

Our long-standing relationships with landowners across the Texas Triangle also give us access to opportunities that never reach the open market. Whether you are expanding into a new Texas market or deepening your presence in one you already know, our team can help you identify and execute on the right opportunities.

DMRE is currently active across all major use types in Texas. For multifamily, the key drivers we track are employment growth, household income, school quality, access to transportation, retail amenities, competing supply, and zoning feasibility. Multifamily developers are looking for locations where people want to live today and where demand is likely to grow tomorrow.

Industrial and IOS (Improved Outdoor Storage) have seen significant transaction volume across North and Central Texas and the Houston area, driven by logistics and e-commerce demand. Single-family and build-to-rent (BTR) continue to see strong developer demand across suburban submarkets in DFW, Houston, and Austin/San Antonio.

Our team tracks development trends by use type and submarket continuously. We can provide current market context for any specific land type or geography you are evaluating.

Developers do not buy land based on what the seller wants. They buy land based on what they can build. Most developers start with number of units, lot count, rentable square footage, and expected rents or sales prices — then they back into what they can afford to pay for the land. Land value is a residual calculation. The better the development potential, the more valuable the land becomes.

Understanding that calculation — from the inside — is what separates informed representation from guesswork. DMRE built Factor®, a proprietary parcel-level research and campaign tool, specifically to give our team and our clients that depth of insight. Factor® allows us to analyze comparable sales by use type and submarket, track active development pipelines, identify off-market ownership opportunities, and run targeted buyer outreach campaigns.

For landowners, that means your land is priced on what developers actually pay — not what sellers hope for. For developers, it means the sites we surface are matched to your real acquisition criteria, not broad market assumptions.