NNN Properties
for Sale in Texas
Texas has zero state income tax, 30M+ residents, and more net lease development activity than any state outside Florida. The ESS Group gives accredited investors and 1031 exchange buyers exclusive access to off-market Texas NNN inventory.
Why Texas is a Top NNN Investment State
Texas has no personal income tax, so rental income from Texas NNN properties is federally taxed only. Investors migrating from California or New York save up to 13.3% per dollar of rental income immediately.
Texas adds more new residents in raw numbers than any other state — over 500,000 per year. Every new household increases demand at QSR, dollar store, auto parts, and pharmacy NNN tenants.
Dallas, Houston, and Austin are among the top 10 US metro economies. Three separate investment-grade markets in one state means abundant deal flow at multiple price points and cap rates.
Texas is one of the most landlord-friendly states in the country. Absolute NNN leases are strictly enforced. No rent control, low regulatory burden, and fast eviction processes.
Texas' economy is diversified across energy (Houston), technology (Austin), and financial services (Dallas). NNN tenants benefit from broad economic resilience across sectors.
Top Texas NNN Markets
We source NNN investment properties across all major Texas markets — off-market deals before they reach public portals.
Top NNN Tenants in Texas
The most active investment-grade NNN tenant categories we source across Texas markets.
One of the most sought-after NNN assets in Texas. Corporate guarantee, 15–20 year leases, sub-5% cap rates in DFW. Extremely limited supply — massive investor demand.
Ground leases and fee-simple. Corporate-guaranteed absolute NNN. Texas has 1,000+ locations creating consistent off-market deal flow.
Texas-dominant QSR brand. Institutional-quality absolute NNN leases with long terms. High barrier to entry makes these assets scarce and liquid.
The most prolific NNN category in Texas suburban markets. Absolute NNN, 10–15 year terms, 5.5–6.75% cap rates. Perfect 1031 replacement property.
Texas is 7-Eleven's largest state market. Long-term absolute NNN leases with strong same-store sales and corporate guarantee.
Investment-grade credit, absolute NNN, 10–15 year primary terms. Thrives in Texas heat — strong same-store sales in auto parts category.
Freestanding pharmacy NNN on high-traffic Texas corners. 15–25 year primary terms, investment-grade credit, long-term income stability.
Drive-through locations command premium pricing in Austin and Dallas. Corporate guarantee, extremely liquid — active institutional and private buyer market.
1031 Exchange into Texas NNN
Texas is the top 1031 exchange destination for California investors. Exchanging from a California appreciated property into a Texas NNN eliminates California's 13.3% state income tax on future rental income immediately — a permanent tax benefit on every rent check for the life of the investment.
Learn about 1031 exchangesAbsolute NNN in Texas
Texas hosts some of the largest concentrations of absolute NNN tenants in the country. Chick-fil-A, McDonald's, Whataburger, Dollar General, and 7-Eleven all execute new construction and sale-leaseback deals constantly across Texas markets, creating consistent off-market deal flow for NNN buyers.
View all NNN categoriesTexas NNN FAQ
What cap rates are available for NNN properties in Texas?
Texas NNN cap rates range from 4.5% to 6.75% depending on the market and tenant type. Austin commands the most compressed cap rates (4.5–5.75%) due to tech migration and land scarcity. Dallas/Fort Worth trades at 4.75–6.5%. Houston offers the best cap rates in the state at 5.25–6.75%. Dollar stores and auto parts typically offer 5.5–6.75% statewide.
Does Texas have a state income tax on NNN rental income?
No. Texas has zero personal income tax. Rental income from Texas NNN properties is only taxed at the federal level. Investors moving from California or New York eliminate their entire state income tax burden on future rent by exchanging into Texas NNN.
Can I do a 1031 exchange into a Texas NNN property?
Yes. Texas NNN properties are one of the most popular 1031 exchange replacement categories for California and New York investors. The combination of no state income tax, long absolute NNN leases, and strong population growth makes Texas NNN highly attractive for 1031 exchange buyers on 45-day identification timelines. We maintain active Texas inventory.
What is the best Texas city for NNN investing?
Dallas/Fort Worth is the most active NNN market by deal volume in Texas, with the broadest selection of tenants and price points. Houston offers the best cap rates and is ideal for investors seeking higher yields. Austin commands premium pricing but benefits from exceptional population growth — best for long-term appreciation alongside income.
What NNN tenants are most active in Texas?
Chick-fil-A, McDonald's, Whataburger, Dollar General, 7-Eleven, AutoZone, CVS, and Walgreens are the most active NNN tenants in Texas. Whataburger is uniquely Texas-dominant and commands strong investor interest. Chick-fil-A in Texas is among the most sought-after NNN assets nationally due to its limited supply and corporate guarantee.
Other Top NNN Markets
Access Texas NNN Deals
Before They Hit the Market
Tell us your criteria — tenant preference, cap rate target, price range, 1031 exchange timeline — and we'll match you with current off-market Texas NNN inventory.