Dallas, TX
If a 44-story tower can go for $3.5 million in St. Louis, what does that say about D-FW?
This week, the Wall Street Journal painted a stark picture of downtown St. Louis. It dubbed the area’s office district a “doom loop” and pointed to cities trying to save themselves from a similar trajectory, such as San Francisco and Chicago.
Anecdotally, the publication surfaced a 44-story tower once anchored by AT&T Inc. that traded hands for $205 million in 2006. The Journal reported the St. Louis building, which now stands empty, recently sold for $3.5 million.
It’s a grueling picture as cities across the U.S. cope with the post-pandemic hybrid work reality defined by an office sector of haves and have-nots.
In North Texas, new, amenity-rich offices win new tenants, as do those existing buildings willing to put in significant investments to keep and lure small and mid-sized tenants. That is, during a favorable financing climate.
A common refrain in Dallas are those companies taking their large-scale leases from downtown to Uptown.
Downtown Dallas’ office vacancy rate sits at about 26.5%, according to research from Partners Real Estate.
That’s not the highest in the nation, but it’s still high, according to Steve Triolet, Partners’ senior vice president of research.
Contributing to the vacancy rate are some of the subleases that have rolled over to direct vacancy, in addition to Class B offices weighing down the central business district.
“When you think about the types of companies that we have here in Dallas compared to Houston or Boston from an office perspective, we represent the nation as a whole,” said Triolet. “This is not just a downtown Dallas problem. All downtowns have this problem.”
Fort Worth is much healthier, he noted, pointing to the city’s 11.5% vacancy rate.
One headwind to the office occupancy problem is corporate America’s reluctance to force employees back five days a week, instead opting for a hybrid model.
However, with many companies asking employees to share the same in-office days, businesses are hard-pressed to cut down their square footage when the same amount of desks are required.
In contrast to the rest of the country, Triolet pointed to the fact that the region is the fastest-growing in the nation when it comes to in-migration. Dallas-Fort Worth’s main competition is other Texas markets, such as Austin, Houston and San Antonio, though Memphis, Denver and Atlanta rear their heads as well.
Office conversions to hotel space and residential units continue to be a bright spot for downtown. Not only does it take vacant office space off the docket, but it holds potential.
“These represent some diamonds in the rough, but are not the cure,” said Triolet.
It’s too early to count the success of these, especially as many await to see the pricing of the dwelling units.
The other wait-and-see element is just what will happen with large chunks of office space that will require backfilling in downtown Dallas.
JPMorgan Chase, which recently expanded its lease at the Hunt building, is the outlier that remained downtown when it left its namesake building a few years ago.
But Deloitte, Goldman Sachs and Bank of America will leave large holes as they hightail it for Uptown in the coming years.
Those three firms alone represent nearly 1 million square feet of space combined.
The Dallas Cowboys boasted one of the best offenses in the NFL this past season, but it wasn’t enough to get them into the playoffs. Even with Dak Prescott, CeeDee Lamb, George Pickens, and Javonte Williams, they were unable to make up for their porous defense, finishing the season 7-9-1.
This offseason, Dallas was on a mission to fix that defense. Jerry Jones vowed he would put in the work and while they might not have an elite unit, they definitely look improved on paper.
With the biggest moves this offseason done, let’s rank the position groups for the Cowboys, which begins with the most obvious strength.
Wide Receiver
CeeDee Lamb and George Pickens are arguably the best duo in the game, which makes this the Cowboys’ strongest position on its own. Throw in Ryan Flournoy, who had a breakout season in 2025, and it looks even better.
Dallas has depth beyond this as well, with KaVontae Turpin, who had 396 yards receiving last year, as their WR4. Even rookie seventh-round pick Anthony Smith has some upside.
Safety
Rookie Caleb Downs immediately makes this group better, but he’s not the only addition. The Cowboys also signed Jalen Thompson and P.J. Locke in free agency. For good measure, they also have Malik Hooker as they turned a perennial weakness into a strength this offseason.
Quarterback
Dak Prescott carries this group, especially after another spectacular season. Behind Prescott, however, the Cowboys are still strong with Joe Milton III and Sam Howell. Either player could wind up as the QB2 and could keep the offense going in the short-term.
Defensive Line
Defensive tackle has been a weakness for years, but Jones decided that had to change. Entering 2026, Dallas has Quinnen Williams, Kenny Clark, Otitto Ogbonnia, Jonathan Bullard, and rookie LT Overton, which is a solid group.
Offensive Line
The interior of the Dallas offensive line could make this one of the best groups overall with Cooper Beebe, Tyler Smith, and Tyler Guyton all standing out at their respective positions.
The problem is that offensive tackle has some concerns. Tyler Guyton hasn’t lived up to his draft status and Terence Steele hasn’t played up to his contract. Drew Shelton could eventually take over for one, but the rookie needs time to develop.
EDGE
There’s not an All-Pro on the edge like there was when Micah Parsons was in Dallas, but the group is much deeper this season. Rashan Gary, Donovan Ezeiruaku, Malachi Lawrence, and James Houston can all have big roles this season. They’re even going to try Marist Liufau on the edge, but the depth might be an issue for him.
Tight End
Jake Ferguson had eight touchdowns in 2025, which was huge. The problem is that he struggled with ball security, hardly had any yards after the catch, and finished with an average of just 7.3 yards per reception.
Luke Schoonmaker has been the TE2, but he could be pushed by Brevyn Spann-Ford. Undrafted free agent Michael Trigg is a player to watch, but he’s unlikely to produce much as a rookie.
Cornerback
Defensive coordinator Christian Parker is a fan of Shavon Revel, and if he can turn him into a starter, that would be huge for this position.
Right now, there are far too many questions, with the durability of DaRon Bland being chief among them.
Entering OTAs, there’s a chance free agent pickup Cobie Durant could be their best option at cornerback. He’s a solid addition, but they need someone else to step up as well.
Linebacker
We recently noted that linebacker remains the greatest need on this team. They did a great job by trading for Dee Winters and rookie Jaishawn Barham could wind up being a great fit.
That said, they need DeMarvion Overshown to stay healthy for this group to succeed. If he misses time, their lack of depth will hurt them.
Running Back
Linebacker might be the primary need, but running back comes in last here due to the concerns behind Javonte Williams.
There’s no denying that Williams is a stud. He broke out in 2025 with 1,201 yards but the depth is questionable. If second-year back Jaydon Blue improves, this position group would climb the ranks in a hurry. For now, however, there are too many question marks.
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Morton started 15 games in 1972 for an injured Staubach, who eventually returned in the playoffs. The Cowboys decided to trade Morton in 1974 to the Giants, who sent back a first-round pick, which turned out to be the No. 2 overall pick in 1975. The Cowboys used that selection to take Randy White, a 10-time Pro Bowler and future Hall of Famer.
Ironically enough, White’s best game was likely Super Bowl XII, when he was named Co-MVP with Harvey Martin. The Cowboys’ Doomsday defense dominated the Broncos, who were quarterbacked by Morton.
Overall, Morton played for the Cowboys, Giants and Broncos before officially retiring at the end of the 1982 season.
His career ended with 27,908 passing yards, ranking him 71st in NFL history, just ahead of Hall of Famer Joe Namath (27,663).
With the official NFL schedule coming this week, the Dallas Cowboys have revealed when, where and against who their Week 1 contest will be.
The Cowboys announced that they will square off against the New York Giants on the road in Week 1, with the game set for Sunday, Sept. 13, at 7:20 p.m. CT. So, it’s prime time for the Cowboys to start the season.
This is the second game we know about for the Cowboys this year. Of course, we know they will be playing on Thanksgiving, also.
The official schedule will drop on May 14, the NFL announced last week. Schedules for all 32 teams will be revealed on ESPN and the NFL Network, but each team will unveil its own schedule on social media, also.
The Cowboys were always likely to play a road game in Week 1 because of an Usher and Chris Brown concert taking place at AT&T Stadium that week.
Dallas will also be impacted by an Ed Sheeran concert in Week 7, so that’s another potential road game. They could also play on Monday or Thursday that week, or have a bye.
Cowboys’ strength of schedule
According to Warren Sharp of Sharp Football Analysis, the Cowboys are not going to have an easy road to make the postseason.
The Cowboys have the fourth-toughest schedule in the NFL going into the 2026 season, with only the Arizona Cardinals, Miami Dolphins and Carolina Panthers having tougher slates.
Dallas’ schedule is also the third-toughest in the NFC, and the most difficult in the NFC East.
Sharp does his strength of schedule rankings based on win totals from Vegas oddsmakers rather than utilizing the previous season’s records because that metric doesn’t factor in offseason changes.
The Cowboys will play home games against the Jacksonville Jaguars, Arizona Cardinals, San Francisco 49ers, Tennessee Titans, Baltimore Ravens, Tampa Bay Buccaneers, New York Giants, Philadelphia Eagles and Washington Commanders.
On the road, Dallas will square off against the Giants, Eagles, Commanders, Houston Texans, Indianapolis Colts, Los Angeles Rams, Seattle Seahawks and Green Bay Packers.
Of those opponents, seven of them made the postseason in 2025, a list that includes the Jaguars, 49ers, Eagles, Texans, Rams, Seahawks and Packers.
All of those teams should be as good in 2026, and teams like the Colts, Titans, Ravens, Bucs, Giants and Commanders have a very real chance to be improved as well.
It won’t be an easy road for Dallas to get back to the playoffs in 2026, but there’s at least hope following a defensive overhaul.
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