Sofee Signals
Data-backed intelligence on where North Dallas is headed — so you can buy ahead of the curve.
We dig through capital plans, zoning changes, private investments, and infrastructure projects across 11 North Dallas suburbs. Then we tell you what it means for home values. No fluff. No vibes. Just signal.
All Signals
Irving Is Also Voting on DART. The Calculus Is Different.
Same election, different city, different stakes. Irving's transit thesis is more complicated than Plano's — and so is predicting how voters will decide.
The 380 Corridor Problem
Prosper, Celina, Princeton, Anna—every city on US 380 is betting on the same growth story. But not everyone can win.
Allen's Quiet Pivot
From growth suburb to destination suburb—and why that's a bigger distinction than it sounds.
Carrollton's Second Act
Silver Line access. H-E-B and Life Time arriving. Prices 30% below Plano. Is this the turnaround story nobody's watching?
Irving's Identity Crisis
Nobody says 'I'm moving to Irving.' They say 'I'm moving to Las Colinas' or 'Valley Ranch.' That's Irving's problem—and maybe its opportunity.
Plano's East Side Moment
Collin Creek redevelopment. Silver Line access. 20% lower prices than West Plano. Is the discount finally closing?
School Bond Fatigue Is Coming
Every suburb sells itself on schools. But what happens when voters stop approving bonds?
The Fields Gamble
Frisco is betting $10 billion on a city within a city. Here's the bull case, the bear case, and what it means for buyers.
The New Construction Tax
That $450K new build in Celina actually costs $520K when you run the numbers. Here's what the builder's marketing doesn't tell you.
Everyone Ignores Flower Mound. That Might Be the Point.
While the internet debates Frisco vs. Plano and McKinney vs. Allen, Flower Mound keeps ranking near the top of every quality-of-life metric—and nobody seems to notice.
I Read the Planning Documents So You Don't Have To: Three Cities Worth Watching
Everyone has opinions about DFW suburbs. These three have the receipts—capital plans, bond packages, and infrastructure timelines that actually exist on paper.
The Contrarian Case for Irving (Yes, Really)
Irving is one of the most misunderstood cities in North Texas. It's not one suburb—it's several different markets wearing the same city name. And one of them might be interesting.
H-E-B Doesn't Chase Growth. It Confirms It.
Before committing to a location, H-E-B runs the kind of diligence that would make a private equity firm jealous. That tells you something about what they know that you don't.
Maybe Frisco Is Overrated? A Heretical Take on Where the Upside Actually Is
I'm not saying don't buy in Frisco. I'm saying the market has already priced in everything everyone knows about Frisco. Richardson hasn't gotten that memo yet.
Plano Is Not Dying. You Just Don't Understand What 'Mature' Means.
The city just passed one of the largest reinvestment bond packages in North Texas history. That's not decline. That's a city protecting its floor while newer suburbs gamble on ceilings.
Southlake Isn't 'Nice.' It's Engineered to Stay Expensive.
Low density, cash-funded infrastructure, tax suppression, zero tolerance for anything that might dilute values—this isn't accidental suburban charm. This is deliberate scarcity.
Everyone's Wrong About Lewisville
People are still operating on a 2005 mental model while the city is quietly doing mall retrofits and transit-oriented development that most suburbs are too scared to attempt.
Your McKinney Mental Map Is Probably Wrong
Five years ago, the value hierarchy was clear: downtown charm, West McKinney establishment, Craig Ranch newness. That map is breaking down faster than you think.
Prosper Voters Keep Saying No. That's Not an Accident.
Roads and schools pass. Parks and amenities fail. This isn't confusion—it's a suburb choosing scarcity over speed. And scarcity usually benefits the people already inside.
Coppell Is Still Great. Unless You Buy the Wrong Block.
School zone reshuffling, Silver Line noise concerns, and aging housing stock are creating real winners and losers—sometimes just streets apart.
Celina Is Not 'The Next Frisco.' It's a Much Riskier Bet.
Massive tollway extensions, billion-dollar school bonds, PIDs on top of everything—this is pre-paying for growth at scale. That can work beautifully. It can also go sideways.
School Ratings Are Backward-Looking. City Budgets Show You What's Coming.
Everyone starts with GreatSchools and Niche rankings. Almost nobody reads capital improvement plans. This is backwards—and it costs people money.
There Are Only Two Kinds of DFW Suburbs. Most Buyers Mix Them Up.
Some cities are chasing growth at all costs. Others are locking down value through zoning and reinvestment. If you don't know which game you're joining, you're probably making a bad assumption.
The Entertainment Arms Race: When Every Suburb Has a Destination Venue
McKinney's $300M amphitheater joins Frisco's sports empire and Plano's Legacy West. What happens when everyone has a crown jewel?