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
Tom Dosch
Tim Dosch
