Cooper Land Company

Name: Cooper Land Company
Address: Dallas, TX, 75240, US
Telephone: +12147145638
Price range: $

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Cooper Land Company

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I'm Dan Cooper, a Prosper-based broker, investor & developer. Call or text me: 214-714-5638

Land, commercial & investment property across Collin, Dallas, Denton, Tarrant & Grayson counties, plus commercial deals all over Texas.

11/02/2026

Mac Haik just closed on 24.68 acres at Dallas Parkway and Frontier Parkway in Celina for what Chevy calls a flagship store, one of the largest dealerships in the country. Prosper already approved Frontier Gateway on the opposite corner, and the tollway is being built right through the intersection. I wrote up what it means for land values nearby. Email me at Dan at CooperLandCompany dot com.
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11/02/2026

McKinney is set to annex roughly 724 acres on its east side, and the zoning on that land has been waiting since 2016.

On Nov. 3, the council holds public hearings on three tracts the city wants to bring in and zone I1 Light Industrial: about 398.6 acres east of Enloe Road south of U.S. 380, about 175.9 acres north of FM 546 along County Road 722, and about 149.8 acres at the northeast corner of Enloe Road and County Road 327. Planning staff recommends approval of all three.

Here's the part worth understanding. The city itself is the applicant. Each tract sits in the extraterritorial jurisdiction under a pre-annexation agreement signed in 2016, which let the land stay outside the city for ten years. That clock has now run, so the city can annex each tract and assign it zoning in the same motion.

All three tracts sit along the western edge of airport property or land in the city's Airport District, and the ONE McKinney 2040 plan already maps this area for business and aviation uses, which is why staff sees the light industrial label as consistent rather than controversial.

A pre-annexation agreement is essentially an option with a ten-year fuse. The landowner holds county-unzoned ground while the surrounding area matures, and the city gets the land back on a known date with the use already negotiated. Nobody is rezoning anything contested on Nov. 3; the bargain was struck a decade ago, and the hearing is the delivery date.

For anyone tracking land near McKinney's airport, this is what a time-release entitlement looks like in practice.

11/02/2026

North Texas may be shopping for water out of state, and the numbers behind that conversation are worth understanding.

The North Texas Municipal Water District, which supplies McKinney, Allen, Frisco, Plano, Richardson, Princeton and nine other member cities serving more than 2.4 million people, announced Oct. 28 that it is open to exploring a purchase of surplus water from Millwood Lake in southwest Arkansas. A private company, Heartland Water Partners, approached the district about it. In an Oct. 27 letter, Executive Director Jenna Covington said formal negotiations could open "in the near future," while noting only informal talks have happened and no contract terms exist yet.

The board actually moved first, on Oct. 22. Resolution No. 26-46 lets the executive director pursue surface water that is underused, affordable for ratepayers, located in Texas or a neighboring state, and large and dependable enough to justify new raw-water lines built to last 50 years or more. It approves no purchase and requested no money.

Here is the demand side: the district cites the Texas State Water Plan in saying it must find more than 400,000 acre-feet of additional supply by 2080, a planning horizon in which its service-area population is projected to almost double. Conservation and reuse already make up upward of 30 percent of what it delivers.

The supply side sits with Texarkana, Arkansas, which holds roughly 150 million gallons per day of Millwood Lake rights, about 21 times what it currently uses. Its board voted 6-0 on Oct. 13 to apply to send as much as 110 million gallons per day to Texas, and a sale has been described as worth $16 million to $20 million a year to that city.

Nothing moves quickly from here. The Arkansas Natural Resources Commission meets Nov. 18, the Arkansas legislature convenes Jan. 11, and both would have to approve a cross-state transfer. A final sale contract would need its own vote.

For anyone tracking land in the district's service area, the takeaway is about sequencing. Tap capacity is the question developers ask cities, but raw supply is the question cities have to answer first, decades ahead. A feasibility study is not water and a resolution is not a purchase, but both mark the early stage of how a region prices its next fifty years of growth.

11/02/2026

McKinney's city council has a Trinity Falls expansion on its Nov. 3 agenda, and the fine print in the package is a good reminder that a master-planned community's size is a contract number, not a zoning number.

The request: an adjacent landowner, Shaddock & Shaddock with Master Developers Heritage Farms, asked back in early 2024 to bring a 106.5-acre parcel into Trinity Falls as a new Planning Unit 10. The resolution before council amends the agreements behind McKinney MUD No. 1 and No. 2, the 2022 development agreement with Trinity Falls Holdings, and the related park agreement. If approved, the single-family lot cap across the districts rises from 5,304 to 5,683, a gain of 379 lots, while the existing limit of no more than 2,000 lots narrower than 50 feet stays in place.

Two details worth studying. First, the amendment only takes effect once the Shaddock tract is annexed into MUD No. 1. If that never happens, the amendment is void and the old agreement stays in place. The extra 379 lots are contingent, not granted. Second, the deal runs the development agreement to Oct. 17, 2034, with automatic five-year extensions if obligations remain unfinished.

The same resolution starts McKinney's annexation of a separate 144.7 acres tied to the Collin County Outer Loop, land from a utility district that was formed but never activated. The affected landowners have signed annexation petitions and the city will join as a landowner. Park deadlines also get reset: three park areas due Aug. 31, 2027 and an eighth due Jan. 13, 2028.

Trinity Falls covers about 1,600 acres and its development agreement dates to 2006, amended six times since 2012. Every expansion of a community like this is a renegotiation of the ceiling, and the conditions attached, annexation, park timing, lot-width limits, are the actual price of admission.

11/02/2026

McKinney neighbors, heads up: on Tue., Nov. 3, City Council holds hearings to annex about 724 acres near McKinney National Airport, off Enloe Road and FM 546, and zone it light industrial, and staff recommends approval. Warehouses and jobs out east, good idea or not? Tell me below, or reach me at [email protected] or cooperlandcompany.com.

11/02/2026

A land price can look reasonable until the development math is run backward.

Residual land value starts with the finished project’s supportable revenue, then subtracts construction costs, sitework, infrastructure, soft costs, financing, fees, contingencies, required return, and other obligations. What remains is the amount the project can justify paying for the land.

That is different from a speculative price based on what a nearby tract sold for, what an owner hopes the property will become, or what a future buyer might pay.

The gap matters most when:
• absorption is slower than projected;
• infrastructure must be funded before revenue arrives;
• entitlement risk remains unresolved;
• construction costs or interest rates move; or
• the proposed use depends on a future buyer paying more.

A tract can be well located and still be overpriced for its intended use. It can also be undervalued if a realistic, supportable plan has not been tested.

The question is not simply, “What is the market asking?” It is, “What can the finished project afford to pay after every obligation is accounted for?”

That distinction matters in Texas land transactions where timing, capital, and ex*****on matter as much as acreage.

11/02/2026

Wrote up how I'd underwrite a North Texas land or commercial deal with Prime stuck at 7%. Short version: run it at 7.75% and let a no-hike December be the bonus. If you're interested in more on this topic, email me at [email protected].
https://cooperlandcompany.com/details/4372/The_Fed_Held._Prime_Is_Still_7%._Here's_How_I'd_Underwrite_Your_Next_North_Texas_Deal

11/01/2026

A Dallas parking lot near Mockingbird Station is turning into townhouse land, and the mechanism behind it is worth understanding.

The case: about 5.1 acres at the southwest corner of Mockingbird Lane and McMillan Avenue, next to the SMU/Mockingbird DART station. The owner asked the city to rewrite Planned Development District No. 28, a zoning overlay the council originally created in 1966 and last touched in 1988. Council took it up on October 28 with staff and the City Plan Commission both recommending approval.

Three things changed. First, the surface parking on the south side of the site, which the owner called underused, was carved into a new subdistrict allowed to develop under TH-3 townhouse rules with a 36-foot height limit and up to 12 units per acre. Second, the old district required 441 parking spaces for the commercial portion; that number is now gone, replaced by the city's standard parking rules, which matters because the site sits within half a mile of a DART station covered by the city's recent parking reform that sets no minimum. Third, the restaurant and bar cap grew from 8,000 to 20,000 square feet, with no single venue over 5,000.

For land analysis, the pattern here is bigger than one lot. A 1966-vintage planned development was holding this land in an older use pattern, and rewriting it unlocked value that the base zoning and the parking minimum had been suppressing. Transit-adjacent surface parking is some of the most repricing-prone land in the city right now.

Curious how many more 1960s and 1980s PDs sit like this around DART's rail lines. Probably a lot.

10/31/2026

Episode 3 of Real Estate Explained is up: cost segregation.

Most commercial buildings get depreciated over 39 years. A cost seg study breaks the building into pieces like the parking lot, signage, counters, and equipment so a lot of that cost can be written off much faster. With 100% bonus depreciation back, the first-year difference can be huge. In the example, about $58K vs. about $715K on the same building.

I also get into why gas stations, and maybe quick-lube shops, are in a category of their own.

Not tax advice. Talk to your CPA. But you should know this exists before you buy.

Watch here: https://youtu.be/0G1H9zls7HU
Questions? Email me at [email protected] or visit cooperlandcompany.com

10/31/2026

The gas station tax secret in under a minute. A 1996 law made many gas stations 15-year property, and 100% bonus depreciation covers anything 20 years or less. Not tax advice, talk to your CPA.

Full episode: https://youtu.be/0G1H9zls7HU
Questions? Email me at [email protected] or visit cooperlandcompany.com

Address

Dallas, TX
75240

Telephone

+12147145638

Website

https://cooperlandcompany.com/

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