What industrial and flex space is asking in Valwood and along I-35E, what buildings are trading for, and what it means if you own or need space here. Numbers are dated and sourced; asking and closed are kept separate.
Dallas-Fort Worth industrial tightened through the third quarter. Northwest Dallas, the CoStar submarket that includes Farmers Branch and Valwood, runs looser than the metro because it is older product with more small-bay turnover.
| Measure | Dallas-Fort Worth | Northwest Dallas submarket |
|---|---|---|
| Vacancy | 7.8%, down from 8.9% a year earlier CBRE, Q3 2026 | 10.7% Newmark, Q2 2026 |
| Net absorption | 6.4 million SF in Q3, up 17.5% year over year CBRE, Q3 2026 | +1.6 million SF year to date through June Newmark, Q2 2026 |
| Average asking rent | $9.93/SF NNN, up from $8.96 a year earlier Lee & Associates, Q3 2026 | $12.55/SF direct, $9.31/SF sublet Newmark, Q2 2026 |
| Under construction | 33.9 million SF CBRE, Q3 2026 | 3.1 million SF Newmark, Q2 2026 |
| Leasing volume | 23.5 million SF in Q3, the most in three years CBRE, Q3 2026 | — |
Metro totals differ by publisher because each counts inventory differently; the direction is the same across all of them. The South Stemmons corridor, just south of Valwood, averaged $10.51/SF asking in Q3 2026 (Lee & Associates).
Asking rates on direct and sublease listings in Farmers Branch and Carrollton, August through October 2026, from CoStar and broker listings. These are asking rents, not signed deals.
Read: direct small-bay rents in Valwood are holding in the low-to-mid teens NNN. Big blocks and subleases are where tenants have leverage right now.
Texas is a non-disclosure state. Closed prices below are reported through CoStar, not confirmed by the parties. Asking prices are from current listings.
Read: asking prices sit well above the trailing closed band. Owner-users are paying for location and loading; investors are underwriting to in-place rent. Expect that gap to close through price cuts or longer marketing times, not higher closed prices.
Carrollton drew one of the larger named industrial leases of the summer when Sazerac, the spirits producer, signed for about 157,000 SF in August 2026 (CoStar News). Across DFW, 2026 has matched the record for leases over one million SF, but that is a big-box story along I-20, I-45, and Alliance.
In Valwood the demand is smaller and steadier: contractors, service companies, showroom and light-manufacturing users who want to be inside LBJ and close to the Tollway. Space under 10,000 SF with a grade door and a yard still leases quickly. Space over 50,000 SF competes with new construction in Lewisville and Coppell and with the sublease blocks above.
Capstone's office is on Sigma Road in Farmers Branch. Larry Robbins has worked Valwood and the Stemmons corridor for four decades; Daniel Segreto, Scott Jackson, CCIM, and David Martin are also active here.
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Updated October 2026. Asking rents and prices change weekly; call for current numbers on any specific building. Reported sale prices in Texas are not confirmed by the parties and should be treated as estimates.
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