Listing sites help you browse. We help you narrow it down.
Listing sites publish what properties send them. That data is broad, and it's often out of date by the time you read it. The rent moved, the concession expired, or the unit leased twenty minutes ago.
There's nothing wrong with using them. They're a good way to learn the shape of a market. What they can't tell you is what a lease actually costs, or whether you fit a property's criteria.
The four differences that matter
1. Where the data comes from. Our records of each property's screening rules come from the properties.
2. Effective rent. Listing sites show headline rent and, sometimes, a concession banner. Neither one is what you pay. Our free calculator turns any concession into a daily rate (monthly rent × 12 ÷ 365), then into effective monthly rent. See true monthly cost for the full method.
3. The community fees. Amenity, parking, package, valet trash, pest, pet rent, and split utility bills (RUBS) add up. They can make two buildings with the same advertised rent differ by $100 or more a month. That fee schedule is a separate document from the rent sheet, and it's rarely in a listing.
4. Matching your situation. No listing site knows which management companies accept 2.5x income or take a 580. Nor does it know which ones count 1099 income or review a record case by case. We keep our own notes on that. Our guide to how Dallas screening actually works covers the criteria behind it.
Side by side
| Listing site | Us | |
|---|---|---|
| Data source | What properties post | Our own database |
| Availability | Changes daily | Openings change daily, so check with us before you drive over |
| Rent shown | Headline | Effective, once you run the daily rate |
| Fees | Rarely listed | Added up in our true monthly cost calculator |
| Clawback terms | Not shown | Which addendum to read before you sign |
| Screening criteria | Not shown | Tracked per management company |
| Cost to you | Free | Free |
What it saves in dollars
Applications in Dallas usually run $50 to $75 per adult and are rarely refundable. Without the criteria, you apply and find out the hard way, and three applications can cost $150 to $225.
The second cost is the community fees. Pick between two buildings on headline rent when one has $220 a month more in fees, and it costs you $2,640 over a year. Nothing on a listing page shows you that.
When our list is wrong
Any list can go stale. A unit leases the same afternoon, or a property changes its screening rules. Tell us, and we'll look for a new set of options ASAP.
Use both
Browse listing sites for a week to learn the market. Then send us the shortlist.
We'll tell you which ones your situation likely clears, and add any good ones you missed. Some properties don't advertise much on the big sites.
Same rent, more information, no fee. Get a real list.