{"reviewed_date":"2026-10-22","counties":{"Collin":{"name":"Collin","fips":"48085","population":{"value":1297179,"period":"2025-07-01","base_value":1066201,"base_period":"2020-04-01 (V2025 estimates base)","change_percent":21.7},"housing_units":{"value":488841,"period":"2025-07-01"},"housing_authorizations":{"value":19082,"period":"2025","unit":"new privately owned housing units authorized by permits","completed_units":null},"employment":{"value":574838,"period":"2026-03","yoy_percent":1.4,"preliminary":true,"definition":"Covered employment, BLS QCEW; workplace county, not resident workers.","yoy_note":"BLS table 1 reports comparable YoY changes for large counties; this reviewed release does not publish smaller-county YoY changes."},"sources":{"population_housing":"https://www.census.gov/quickfacts/fact/table/collincountytexas/PST045225","employment":"https://www.bls.gov/regions/southwest/news-release/CountyEmploymentandWages_Texas.htm"},"retrieved":"2026-10-22"},"Dallas":{"name":"Dallas","fips":"48113","population":{"value":2661397,"period":"2025-07-01","base_value":2612087,"base_period":"2020-04-01 (V2025 estimates base)","change_percent":1.9},"housing_units":{"value":1099775,"period":"2025-07-01"},"housing_authorizations":{"value":12691,"period":"2025","unit":"new privately owned housing units authorized by permits","completed_units":null},"employment":{"value":1808432,"period":"2026-03","yoy_percent":0.3,"preliminary":true,"definition":"Covered employment, BLS QCEW; workplace county, not resident workers.","yoy_note":"BLS table 1 reports comparable YoY changes for large counties; this reviewed release does not publish smaller-county YoY changes."},"sources":{"population_housing":"https://www.census.gov/quickfacts/fact/table/dallascountytexas/PST045225","employment":"https://www.bls.gov/regions/southwest/news-release/CountyEmploymentandWages_Texas.htm"},"retrieved":"2026-10-22"},"Denton":{"name":"Denton","fips":"48121","population":{"value":1069346,"period":"2025-07-01","base_value":906530,"base_period":"2020-04-01 (V2025 estimates base)","change_percent":18.0},"housing_units":{"value":415326,"period":"2025-07-01"},"housing_authorizations":{"value":10210,"period":"2025","unit":"new privately owned housing units authorized by permits","completed_units":null},"employment":{"value":317833,"period":"2026-03","yoy_percent":0.0,"preliminary":true,"definition":"Covered employment, BLS QCEW; workplace county, not resident workers.","yoy_note":"BLS table 1 reports comparable YoY changes for large counties; this reviewed release does not publish smaller-county YoY changes."},"sources":{"population_housing":"https://www.census.gov/quickfacts/fact/table/dentoncountytexas/PST045225","employment":"https://www.bls.gov/regions/southwest/news-release/CountyEmploymentandWages_Texas.htm"},"retrieved":"2026-10-22"},"Ellis":{"name":"Ellis","fips":"48139","population":{"value":240867,"period":"2025-07-01","base_value":192460,"base_period":"2020-04-01 (V2025 estimates base)","change_percent":25.2},"housing_units":{"value":84743,"period":"2025-07-01"},"housing_authorizations":{"value":3678,"period":"2025","unit":"new privately owned housing units authorized by permits","completed_units":null},"employment":{"value":66365,"period":"2026-03","yoy_percent":null,"preliminary":true,"definition":"Covered employment, BLS QCEW; workplace county, not resident workers.","yoy_note":"BLS table 1 reports comparable YoY changes for large counties; this reviewed release does not publish smaller-county YoY changes."},"sources":{"population_housing":"https://www.census.gov/quickfacts/fact/table/elliscountytexas/PST045225","employment":"https://www.bls.gov/regions/southwest/news-release/CountyEmploymentandWages_Texas.htm"},"retrieved":"2026-10-22"},"Johnson":{"name":"Johnson","fips":"48251","population":{"value":218048,"period":"2025-07-01","base_value":180009,"base_period":"2020-04-01 (V2025 estimates base)","change_percent":21.1},"housing_units":{"value":78009,"period":"2025-07-01"},"housing_authorizations":{"value":2356,"period":"2025","unit":"new privately owned housing units authorized by permits","completed_units":null},"employment":{"value":61348,"period":"2026-03","yoy_percent":null,"preliminary":true,"definition":"Covered employment, BLS QCEW; workplace county, not resident workers.","yoy_note":"BLS table 1 reports comparable YoY changes for large counties; this reviewed release does not publish smaller-county YoY changes."},"sources":{"population_housing":"https://www.census.gov/quickfacts/fact/table/johnsoncountytexas/PST045225","employment":"https://www.bls.gov/regions/southwest/news-release/CountyEmploymentandWages_Texas.htm"},"retrieved":"2026-10-22"},"Kaufman":{"name":"Kaufman","fips":"48257","population":{"value":209235,"period":"2025-07-01","base_value":145337,"base_period":"2020-04-01 (V2025 estimates base)","change_percent":44.0},"housing_units":{"value":58585,"period":"2025-07-01"},"housing_authorizations":{"value":1069,"period":"2025","unit":"new privately owned housing units authorized by permits","completed_units":null},"employment":{"value":47359,"period":"2026-03","yoy_percent":null,"preliminary":true,"definition":"Covered employment, BLS QCEW; workplace county, not resident workers.","yoy_note":"BLS table 1 reports comparable YoY changes for large counties; this reviewed release does not publish smaller-county YoY changes."},"sources":{"population_housing":"https://www.census.gov/quickfacts/fact/table/kaufmancountytexas/PST045225","employment":"https://www.bls.gov/regions/southwest/news-release/CountyEmploymentandWages_Texas.htm"},"retrieved":"2026-10-22"},"Rockwall":{"name":"Rockwall","fips":"48397","population":{"value":140738,"period":"2025-07-01","base_value":107884,"base_period":"2020-04-01 (V2025 estimates base)","change_percent":30.5},"housing_units":{"value":49469,"period":"2025-07-01"},"housing_authorizations":{"value":1591,"period":"2025","unit":"new privately owned housing units authorized by permits","completed_units":null},"employment":{"value":44010,"period":"2026-03","yoy_percent":null,"preliminary":true,"definition":"Covered employment, BLS QCEW; workplace county, not resident workers.","yoy_note":"BLS table 1 reports comparable YoY changes for large counties; this reviewed release does not publish smaller-county YoY changes."},"sources":{"population_housing":"https://www.census.gov/quickfacts/fact/table/rockwallcountytexas/PST045225","employment":"https://www.bls.gov/regions/southwest/news-release/CountyEmploymentandWages_Texas.htm"},"retrieved":"2026-10-22"},"Tarrant":{"name":"Tarrant","fips":"48439","population":{"value":2248466,"period":"2025-07-01","base_value":2110969,"base_period":"2020-04-01 (V2025 estimates base)","change_percent":6.5},"housing_units":{"value":892211,"period":"2025-07-01"},"housing_authorizations":{"value":13924,"period":"2025","unit":"new privately owned housing units authorized by permits","completed_units":null},"employment":{"value":1014778,"period":"2026-03","yoy_percent":0.3,"preliminary":true,"definition":"Covered employment, BLS QCEW; workplace county, not resident workers.","yoy_note":"BLS table 1 reports comparable YoY changes for large counties; this reviewed release does not publish smaller-county YoY changes."},"sources":{"population_housing":"https://www.census.gov/quickfacts/fact/table/tarrantcountytexas/PST045225","employment":"https://www.bls.gov/regions/southwest/news-release/CountyEmploymentandWages_Texas.htm"},"retrieved":"2026-10-22"},"Grayson":{"name":"Grayson","fips":"48181","population":{"value":153613,"period":"2025-07-01","base_value":135601,"base_period":"2020-04-01 (V2025 estimates base)","change_percent":13.3},"housing_units":{"value":68690,"period":"2025-07-01"},"housing_authorizations":{"value":1881,"period":"2025","unit":"housing units authorized; not completed homes"},"employment":{"value":54295,"period":"2026-03","yoy_percent":null,"preliminary":true,"definition":"BLS QCEW covered employment by workplace county; comparable YoY not published here for smaller counties."},"sources":{"population_housing":"https://www.census.gov/quickfacts/fact/table/graysoncountytexas/PST045225","employment":"https://www.bls.gov/regions/southwest/news-release/CountyEmploymentandWages_Texas.htm"},"retrieved":"2026-10-22"},"Fannin":{"name":"Fannin","fips":"48147","population":{"value":39265,"period":"2025-07-01","base_value":35836,"base_period":"2020-04-01 (V2025 estimates base)","change_percent":9.6},"housing_units":{"value":15183,"period":"2025-07-01"},"housing_authorizations":{"value":84,"period":"2025","unit":"housing units authorized; not completed homes"},"employment":{"value":9121,"period":"2026-03","yoy_percent":null,"preliminary":true,"definition":"BLS QCEW covered employment by workplace county; comparable YoY not published here for smaller counties."},"sources":{"population_housing":"https://www.census.gov/quickfacts/fact/table/fannincountytexas/PST045225","employment":"https://www.bls.gov/regions/southwest/news-release/CountyEmploymentandWages_Texas.htm"},"retrieved":"2026-10-22"},"Cooke":{"name":"Cooke","fips":"48097","population":{"value":44461,"period":"2025-07-01","base_value":41674,"base_period":"2020-04-01 (V2025 estimates base)","change_percent":6.7},"housing_units":{"value":18290,"period":"2025-07-01"},"housing_authorizations":{"value":69,"period":"2025","unit":"housing units authorized; not completed homes"},"employment":{"value":16666,"period":"2026-03","yoy_percent":null,"preliminary":true,"definition":"BLS QCEW covered employment by workplace county; comparable YoY not published here for smaller counties."},"sources":{"population_housing":"https://www.census.gov/quickfacts/fact/table/cookecountytexas/PST045225","employment":"https://www.bls.gov/regions/southwest/news-release/CountyEmploymentandWages_Texas.htm"},"retrieved":"2026-10-22"},"Navarro":{"name":"Navarro","fips":"48349","population":{"value":57181,"period":"2025-07-01","base_value":52629,"base_period":"2020-04-01 (V2025 estimates base)","change_percent":8.6},"housing_units":{"value":23834,"period":"2025-07-01"},"housing_authorizations":{"value":477,"period":"2025","unit":"housing units authorized; not completed homes"},"employment":{"value":16531,"period":"2026-03","yoy_percent":null,"preliminary":true,"definition":"BLS QCEW covered employment by workplace county; comparable YoY not published here for smaller counties."},"sources":{"population_housing":"https://www.census.gov/quickfacts/fact/table/navarrocountytexas/PST045225","employment":"https://www.bls.gov/regions/southwest/news-release/CountyEmploymentandWages_Texas.htm"},"retrieved":"2026-10-22"},"Palo Pinto":{"name":"Palo Pinto","fips":"48363","population":{"value":30791,"period":"2025-07-01","base_value":28415,"base_period":"2020-04-01 (V2025 estimates base)","change_percent":8.4},"housing_units":{"value":15407,"period":"2025-07-01"},"housing_authorizations":{"value":22,"period":"2025","unit":"housing units authorized; not completed homes"},"employment":{"value":8462,"period":"2026-03","yoy_percent":null,"preliminary":true,"definition":"BLS QCEW covered employment by workplace county; comparable YoY not published here for smaller counties."},"sources":{"population_housing":"https://www.census.gov/quickfacts/fact/table/palopintocountytexas/PST045225","employment":"https://www.bls.gov/regions/southwest/news-release/CountyEmploymentandWages_Texas.htm"},"retrieved":"2026-10-22"},"Parker":{"name":"Parker","fips":"48367","population":{"value":184767,"period":"2025-07-01","base_value":148241,"base_period":"2020-04-01 (V2025 estimates base)","change_percent":24.6},"housing_units":{"value":62324,"period":"2025-07-01"},"housing_authorizations":{"value":342,"period":"2025","unit":"housing units authorized; not completed homes"},"employment":{"value":43849,"period":"2026-03","yoy_percent":null,"preliminary":true,"definition":"BLS QCEW covered employment by workplace county; comparable YoY not published here for smaller counties."},"sources":{"population_housing":"https://www.census.gov/quickfacts/fact/table/parkercountytexas/PST045225","employment":"https://www.bls.gov/regions/southwest/news-release/CountyEmploymentandWages_Texas.htm"},"retrieved":"2026-10-22"},"Hood":{"name":"Hood","fips":"48221","population":{"value":70501,"period":"2025-07-01","base_value":61592,"base_period":"2020-04-01 (V2025 estimates base)","change_percent":14.5},"housing_units":{"value":29836,"period":"2025-07-01"},"housing_authorizations":{"value":258,"period":"2025","unit":"housing units authorized; not completed homes"},"employment":{"value":18631,"period":"2026-03","yoy_percent":null,"preliminary":true,"definition":"BLS QCEW covered employment by workplace county; comparable YoY not published here for smaller counties."},"sources":{"population_housing":"https://www.census.gov/quickfacts/fact/table/hoodcountytexas/PST045225","employment":"https://www.bls.gov/regions/southwest/news-release/CountyEmploymentandWages_Texas.htm"},"retrieved":"2026-10-22"},"Wise":{"name":"Wise","fips":"48497","population":{"value":83778,"period":"2025-07-01","base_value":68617,"base_period":"2020-04-01 (V2025 estimates base)","change_percent":22.1},"housing_units":{"value":28818,"period":"2025-07-01"},"housing_authorizations":{"value":402,"period":"2025","unit":"housing units authorized; not completed homes"},"employment":{"value":21973,"period":"2026-03","yoy_percent":null,"preliminary":true,"definition":"BLS QCEW covered employment by workplace county; comparable YoY not published here for smaller counties."},"sources":{"population_housing":"https://www.census.gov/quickfacts/fact/table/wisecountytexas/PST045225","employment":"https://www.bls.gov/regions/southwest/news-release/CountyEmploymentandWages_Texas.htm"},"retrieved":"2026-10-22"},"Hunt":{"name":"Hunt","fips":"48231","population":{"value":123336,"period":"2025-07-01","base_value":99959,"base_period":"2020-04-01 (V2025 estimates base)","change_percent":23.4},"housing_units":{"value":46878,"period":"2025-07-01"},"housing_authorizations":{"value":834,"period":"2025","unit":"housing units authorized; not completed homes"},"employment":{"value":33794,"period":"2026-03","yoy_percent":null,"preliminary":true,"definition":"BLS QCEW covered employment by workplace county; comparable YoY not published here for smaller counties."},"sources":{"population_housing":"https://www.census.gov/quickfacts/fact/table/huntcountytexas/PST045225","employment":"https://www.bls.gov/regions/southwest/news-release/CountyEmploymentandWages_Texas.htm"},"retrieved":"2026-10-22"},"Erath":{"name":"Erath","fips":"48143","population":{"value":43911,"period":"2025-07-01","base_value":42545,"base_period":"2020-04-01 (V2025 estimates base)","change_percent":3.2},"housing_units":{"value":19140,"period":"2025-07-01"},"housing_authorizations":{"value":36,"period":"2025","unit":"housing units authorized; not completed homes"},"employment":{"value":20124,"period":"2026-03","yoy_percent":null,"preliminary":true,"definition":"BLS QCEW covered employment by workplace county; comparable YoY not published here for smaller counties."},"sources":{"population_housing":"https://www.census.gov/quickfacts/fact/table/erathcountytexas/PST045225","employment":"https://www.bls.gov/regions/southwest/news-release/CountyEmploymentandWages_Texas.htm"},"retrieved":"2026-10-22"},"Somervell":{"name":"Somervell","fips":"48425","population":{"value":10261,"period":"2025-07-01","base_value":9205,"base_period":"2020-04-01 (V2025 estimates base)","change_percent":11.5},"housing_units":{"value":4159,"period":"2025-07-01"},"housing_authorizations":{"value":27,"period":"2025","unit":"housing units authorized; not completed homes"},"employment":{"value":3830,"period":"2026-03","yoy_percent":null,"preliminary":true,"definition":"BLS QCEW covered employment by workplace county; comparable YoY not published here for smaller counties."},"sources":{"population_housing":"https://www.census.gov/quickfacts/fact/table/somervellcountytexas/PST045225","employment":"https://www.bls.gov/regions/southwest/news-release/CountyEmploymentandWages_Texas.htm"},"retrieved":"2026-10-22"}},"projects":[{"id":"outer-access","title":"Collin Outer Loop access roads","counties":["Collin"],"cities":["Anna","Melissa","Celina"],"status":"completed","as_of":"Page checked 2026-10-22; page undated","fact":"County reports completed two-lane access-road sections US 75\u2013SH 121 and Dallas Parkway\u2013US 75. These are not the full future freeway.","limit":"Do not treat the remaining main lanes, transit reservation or every planned segment as built.","url":"https://www.collincountytx.gov/services/engineering/outer-loop","milestones":[]},{"id":"outer-east","title":"Outer Loop eastern segments 4 and 5","counties":["Collin"],"cities":["Farmersville","Princeton","Melissa","Anna","Wylie"],"status":"planning","as_of":"Page checked 2026-10-22; page undated","fact":"County describes preferred alignments and continuing schematic/environmental work for eastern segments.","limit":"Construction funding and delivery dates not verified here. No one-year resale case should depend on this proposed access.","url":"https://www.collincountytx.gov/services/engineering/outer-loop","milestones":[]},{"id":"us380","title":"US 380 Princeton / east McKinney proposal","counties":["Collin"],"cities":["McKinney","Princeton","Farmersville"],"status":"planning","as_of":"2024-09 hearing; current construction status unverified","fact":"TxDOT hearing covers a proposed new-location route and widening between FM 1827 and CR 560.","limit":"A hearing is not a construction award. Check current right of way, funding and parcel impacts.","url":"https://www.txdot.gov/projects/hearings-meetings/dallas/2024/us380-princeton-091224.html","milestones":[]},{"id":"silver","title":"DART Silver Line","counties":["Collin","Dallas","Tarrant"],"cities":["Plano","Richardson","Dallas","Addison","Carrollton","Coppell","Grapevine"],"status":"operating","as_of":"Operations began October 2025; page checked 2026-10-22","fact":"DART confirms service between Plano and DFW Airport began in October 2025.","limit":"Property benefit depends on actual station access, service and the property; no station-area price premium is estimated.","url":"https://www.dart.org/about/plans-projects-and-initiatives/expansion/silver-line-project-history","milestones":[]},{"id":"i30","title":"I-30 Rockwall reconstruction","counties":["Rockwall"],"cities":["Rockwall","Fate","Royse City"],"status":"under_construction","as_of":"County progress report titled September 2026; checked 2026-10-22","fact":"County reports ongoing I-30 works and anticipated completion in 2027 for Dalrock\u2013SH 205 and 2028 for SH 205\u2013Hunt County line.","limit":"Dates are anticipated. Construction disruption can persist through a short holding period; the Bass Pro interchange letting is a separate stage.","url":"https://rockwallcountytexas.com/m/newsflash/home/detail/1080","milestones":[{"year":2027,"label":"Dalrock\u2013SH 205 anticipated completion","certainty":"anticipated"},{"year":2028,"label":"SH 205\u2013Hunt line anticipated completion","certainty":"anticipated"}]},{"id":"us80","title":"US 80 Forney registered road project","counties":["Kaufman"],"cities":["Forney","Terrell","Kaufman"],"status":"registered_schedule","as_of":"TDLR registration checked 2026-10-22","fact":"State accessibility registration describes widening FM 460\u2013east of Buffalo Creek Relief, with submitted dates September 2026\u2013March 2029.","limit":"Submitted dates and plan-review status are not independent proof that construction has started or that every stage is funded.","url":"https://www.tdlr.texas.gov/TABS/Search/Print/TABS2024004347","milestones":[{"year":2029,"label":"Submitted March 2029 completion; construction start unconfirmed","certainty":"registered_only"}]},{"id":"haslet","title":"Haslet Parkway / rail grade separation","counties":["Tarrant"],"cities":["Haslet"],"status":"planning_grant_contingent","as_of":"2026-04-06 city update","fact":"City describes short-bridge design coordination and a separate long-bridge grant application path; additional funding may be requested.","limit":"The long-bridge alternative is contingent on a grant. Completion and additional funding are not confirmed.","url":"https://www.haslet.org/DocumentCenter/View/6207/Grade-Separation-Path-Forward-Update-April-2026","milestones":[]},{"id":"south","title":"Ellis County US 287 / FM road proposals","counties":["Ellis"],"cities":["Waxahachie","Midlothian","Red Oak"],"status":"planning","as_of":"2025-05-29 city report; current delivery unverified","fact":"City summarizes TxDOT designs/proposals for US 287 frontage roads and interchanges and FM widening in Ellis County.","limit":"Projects have different phases. This older report does not establish current construction funding or completion for a particular segment or any Johnson County project.","url":"https://www.midlothian.tx.us/m/newsflash/Archive/Item/1508?arcId=3025","milestones":[]},{"id":"ti-sherman","title":"Texas Instruments SM1 production","counties":["Grayson"],"cities":["Sherman","Denison","Van Alstyne"],"status":"operating","as_of":"2025-12-17","fact":"SM1 production began December 2025. Ramp depends on customer demand.","limit":"Future fabs and planned jobs are not counted as operating jobs or guaranteed demand.","url":"https://www.ti.com/about-ti/newsroom/news-releases/2025/texas-instruments-begins-production-at-its-newest-300mm-semiconductor-manufacturing-facility-in-sherman-texas.html","milestones":[]},{"id":"us75-last","title":"US 75 Anna last-mile widening","counties":["Collin"],"cities":["Anna","Melissa","Van Alstyne"],"status":"completed","as_of":"2026-07-23","fact":"TxDOT reports completion of the final widening stretch from CR 370 to the Grayson County line.","limit":"Delivered access is observable; no resale premium is estimated.","url":"https://www.txdot.gov/about/newsroom/stories/us75s-last-mile-reaches-the-finish-line.html","milestones":[]},{"id":"bois","title":"Bois d\u2019Arc Lake","counties":["Fannin"],"cities":["Bonham"],"status":"operating","as_of":"2024-05-06","fact":"TPWD reported the lake opening in April 2024.","limit":"A county amenity is not evidence of neighborhood rental demand or profitable resale.","url":"https://tpwd.texas.gov/newsmedia/releases/?req=20240506a","milestones":[]},{"id":"park","title":"Palo Pinto Mountains State Park","counties":["Palo Pinto"],"cities":["Mineral Wells"],"status":"operating","as_of":"2026-04-10","fact":"TPWD announced the park opening near Strawn in April 2026.","limit":"County context: park is near Strawn, not in the Mineral Wells ZIP. Distance and property benefit require separate review.","url":"https://tpwd.texas.gov/newsmedia/releases/?req=20260410e","milestones":[]},{"id":"i35-cooke","title":"I-35 Cooke County phases","counties":["Cooke"],"cities":["Gainesville"],"status":"older_schedule_unverified","as_of":"Page checked 2026-10-22; footer updated 2023-05-05","fact":"TxDOT page describes phase 2 starting in 2024 and phase 3 anticipated in 2026.","limit":"Page has an older update footer. Current progress and final completion are unverified; no dated completion is assumed.","url":"https://www.txdot.gov/projects/projects-studies/wichita-falls/i35-cooke-county.html","milestones":[]}],"corridors":[{"id":"north","name":"North / northeast Collin \u00b7 US 75","counties":["Collin"],"zips":["75409","75454","75069","75070","75071","75072","75009","75078","75033","75034","75035"],"interpretation":"Population growth can support household demand, but a large new-home pipeline can compete directly with renovated resales. Verify the local builder mix and closed sales."},{"id":"east-collin","name":"East Collin \u00b7 Princeton / Farmersville / Wylie","counties":["Collin"],"zips":["75407","75442","75098"],"interpretation":"Look for supported local absorption and job access rather than assuming proposed road alignments will create appreciation. Farmersville has historical-only listing coverage."},{"id":"plano","name":"Established Plano","counties":["Collin"],"zips":["75023","75024","75025","75074","75075","75093","75094"],"interpretation":"Established neighborhoods can be studied for renovation demand and access to existing services. Property condition, closed renovated comparables and entry price still determine feasibility."},{"id":"rockwall","name":"East \u00b7 Rockwall / lake corridor","counties":["Rockwall"],"zips":[],"interpretation":"County growth and road construction provide context; disruption, new supply and actual commute access may offset the appeal. Confirm parcel-level drainage and carrying costs."},{"id":"kaufman","name":"East / southeast \u00b7 Kaufman","counties":["Kaufman"],"zips":[],"interpretation":"Rapid county population growth is a demand-context signal, not proof of profitable resale. Check builder incentives, buyer absorption and the cost of a longer marketing period."},{"id":"northwest","name":"Denton / northwest Tarrant","counties":["Denton"],"zips":["76052","76177","76179","76244","76248","76262","76092"],"interpretation":"Study existing job access and local listing absorption. Planned rail-crossing improvements are not a substitute for testing current commute and resale conditions."},{"id":"south","name":"South \u00b7 Ellis / Johnson","counties":["Ellis","Johnson"],"zips":[],"interpretation":"County growth can broaden the area worth studying. Verify service capacity, commute patterns, property condition and local buyer demand; the imported ZIP footprint here is sparse."},{"id":"core","name":"Dallas / central Tarrant","counties":["Dallas","Tarrant"],"zips":[],"interpretation":"A large established employment base may support neighborhood-specific demand, while county averages can conceal large differences. Focus on street-level renovated sales and total project costs."}],"regional_context":{"population":8952590,"population_period":"2026-01-01","population_added_2025":203786,"estimated_single_family_units_added_2025":42445,"estimated_multifamily_units_added_2025":42582,"geography":"NCTCOG 16-county region; not one ZIP or the Census metro definition","method":"Housing-unit-based local population estimates; different date/method from Census V2025. Housing-unit additions are estimated stock changes, not a parcel-level construction pipeline.","url":"https://www.nctcog.org/executive-director/public-affairs/press-releases/north-central-texas-nears-9-million-residents-as-region-adds-more-than-200-000-people-in-one-year"},"permit_definition_url":"https://www.census.gov/construction/bps/definitions.html","limits":["No ZIP-level population or job-growth estimate is inferred from county data.","Permits authorize units; they are not starts, completed homes, unsold builder inventory or absorption.","No property-level closed-sale comparables, rehab bids, rent rolls, builder incentives, tax/insurance quotes, vacancy forecast, flood/soil review or title/permit checks are included.","No investment-return score, appreciation forecast or guaranteed profit is calculated."],"map_method":{"baseline_year":2026,"county_geometry":"Census TIGERweb State_County layer 1, retrieved 2026-10-22","coverage":"All 11 DFW metro counties plus eight surrounding counties for context. County population, housing authorization and employment levels reviewed for all 19.","observed":"County fill is actual Census population percent change from the V2025 April 2020 estimates base to July 2025; not urbanized land, annual appreciation, or investment flows.","scenario":"Future year controls highlight only source-dated project milestones. No population, employment, price, urban boundary, or permit forecast is extrapolated. Unknown delivery dates remain unknown.","rays":"Connections run from a regional reference point to county bounding-box centers solely to show direction of documented activity. They are not road alignments or project locations. Width is uniform; no capital spending magnitude is inferred."},"fringe_coverage":[{"zip":"75495","city":"Van Alstyne","county":"Grayson","coverage":"historical_only","latest_history":"202608","source_quality_flag":"1"},{"zip":"75459","city":"Howe","county":"Grayson","coverage":"historical_only","latest_history":"202607","source_quality_flag":"1"},{"zip":"75090","city":"Sherman","county":"Grayson","coverage":"historical_only","latest_history":"202603","source_quality_flag":"1"},{"zip":"75092","city":"Sherman","county":"Grayson","coverage":"historical_only","latest_history":"202608","source_quality_flag":"1"},{"zip":"75020","city":"Denison","county":"Grayson","coverage":"historical_only","latest_history":"202606","source_quality_flag":"1"},{"zip":"75021","city":"Denison","county":"Grayson","coverage":"historical_only","latest_history":"202603","source_quality_flag":"1"},{"zip":"75058","city":"Gunter","county":"Grayson","coverage":"historical_only","latest_history":"202508","source_quality_flag":"1"},{"zip":"75418","city":"Bonham","county":"Fannin","coverage":"current","latest_history":"202605","source_quality_flag":"0"},{"zip":"76240","city":"Gainesville","county":"Cooke","coverage":"current","latest_history":"202608","source_quality_flag":"0"},{"zip":"75110","city":"Corsicana","county":"Navarro","coverage":"current","latest_history":"202606","source_quality_flag":"0"},{"zip":"75119","city":"Ennis","county":"Ellis","coverage":"current","latest_history":"202608","source_quality_flag":"0"},{"zip":"76067","city":"Mineral Wells","county":"Palo Pinto","coverage":"current","latest_history":"202608","source_quality_flag":"0"},{"zip":"76048","city":"Granbury","county":"Hood","coverage":"current","latest_history":"202608","source_quality_flag":"0"},{"zip":"76086","city":"Weatherford","county":"Parker","coverage":"current","latest_history":"202608","source_quality_flag":"0"},{"zip":"76087","city":"Weatherford","county":"Parker","coverage":"current","latest_history":"202608","source_quality_flag":"0"},{"zip":"76234","city":"Decatur","county":"Wise","coverage":"current","latest_history":"202608","source_quality_flag":"0"}]}