The Portfolio
Three communities, two clusters, one ZIP code
Three communities in ZIP 75236, southwest Dallas, each held by its own owner entity: Ridge Parc Development, Inc., RPD II, Inc., and Meadow Parc Development, Inc. DHA runs the procurement on their behalf. The winner signs three management agreements and sends three invoices a month.
560 units, 1,216 bedrooms. Ridge Parc (248 units, built 2002) and RPD II (128 units, built 2006) sit side by side on Clarkridge Drive and are marketed together as Ridge Parc I & II. Meadow Parc (184 units, built 1998) is about 2.5 miles northeast on Duncanville Road.
Every unit is market rate. HUD records show FHA-insured loans on Ridge Parc and RPD II and no rental subsidy, LIHTC, or use restriction on any of the three. That means REAC inspections and monthly regulatory reporting on two assets. The RFP still asks for subsidized and mixed-income experience. Answer it as written; it is scored.
37% of units are three- and four-bedroom. That is 208 of 560, concentrated at Meadow Parc (61%) and Ridge Parc (39%). Price make-ready labor, flooring, and turn days to that mix. Ridge Parc advertises $1,200 to $1,780 a month, and both communities were running move-in concessions in August and September 2026.
Complexity Flags
Three things that decide this bid
Bottom Line
Verdict and rationale
Bid only if you can beat the incumbent where it is exposed.
The operating work is conventional: 560 unsubsidized units in two clusters, HUD compliance on two assets. The difficulty is a 30-point fee with no revenue data and an incumbent that holds every structural advantage.
Bid if you are a Texas-licensed fee manager with 500 or more units under management today, FHA-insured and REAC results you can document, and a DFW regional office. Pass if you are under 500 units, or if the entity that will sign the proposal does not hold an active Texas broker license in its exact legal name. Neither gate can be fixed in 29 days.
Portfolio Map
3 properties, 2 clusters, about 2.5 miles apart, all in ZIP 75236
The two phases lease as one community. The incumbent's listing gives RPD II's address as 6855 Clarkridge Dr; confirm the address before completing forms.
Key Dates
29 days from release to due date
| Milestone | Date | Status |
|---|---|---|
| RFP issued | Sep 9, 2026 | Past |
| Written questions due, through DHA's portal | Sep 28, 2026, 5:00 p.m. CT | Upcoming |
| Answers posted as a written addendum | Oct 2, 2026 | Upcoming |
| Proposals due, Bonfire upload only | Oct 8, 2026, 2:00 p.m. CT | Deadline |
| Interviews | At committee discretion | TBD |
| Anticipated selection | Not scheduled | TBD |
| Proposal validity ends (90 days) | Jan 6, 2027 | Upcoming |
| Contract start and transition | Not stated in RFP | TBD |
| Term | 3 years + two 1-year options (Section V.D); Section I says 5 years | Conflict |
Mail, hand delivery, fax, and email are rejected, and there is no postmark relief for an electronic-only submission. Target the upload for October 7. The RFP sets no start date or transition window, and changing the management agent on the two FHA-insured properties runs through HUD approval, outside DHA's control. Put a dated transition schedule in your approach narrative.
Scoring Strategy
Fee carries 30 of 100 points
Five criteria, 100 points, scored by a committee of DHA staff that can call interviews at its discretion. No preference points apply. The MBE/WBE plan is required but carries no stated weight.
Price is the largest single criterion, but the incumbent is the only bidder pricing from real collections. A challenger wins on the 70 points in criteria 1 through 4. Here's what I'd do: build criterion 2 around documented FHA and REAC results, submit real procedure manuals rather than summaries, and mirror the RFP's criterion language in your headings so every point maps cleanly.
| Criterion | Points | What earns it |
|---|---|---|
| 1. Qualification and Capacity of Proposed Project Team | 20 | Org structure depth, senior management resumes, on-site staffing plan with job descriptions, minimum training criteria. |
| 2. Evidence of Related Experience | 20 | Full portfolio with occupancy, contacts, dates, and HUD audit and inspection results; procedure manuals for site, maintenance, compliance, and accounting staff. |
| 3. Knowledge of HUD Regulations, Compliance Monitoring, and Landlord/Tenant Law | 15 | Training, certifications, and HUD experience for each assigned person; landlord-tenant familiarity for every management staff member. |
| 4. Project Approach | 15 | Marketing and pre-leasing, lease-up file review, fiscal reviews including debt coverage and reserves, screening, inspections, reporting and material noncompliance. |
| 5. Proposed Fee and Adjustment Schedule | 30 | Percentage of collected revenue per property (Section VI), plus a fee schedule covering the 20 functions listed in criterion 5. |
| Total | 100 | Pass/fail, not scored: 500 units under management, Texas real estate license, three years of financials, five references. |
Watch the cross-references. Criterion 4 cites "Section II d" and criterion 5 cites "Section II B.f"; neither section exists. Build to the criteria, not the section numbers.
Sponsored by ScoreMyRFP.com. Score your draft against these criteria before you submit.
Who Should Bid
Two gates decide it before scoring starts
At least 500 units under management today, and evidence of a Texas real estate license. Screen the TREC broker record for the exact legal entity that will sign the proposal; trade names and licensed entities often differ, and a license active today can lapse before October 8. Add three years of year-end financials and five references: three owners you have managed for two or more years, and one financial institution.
A Texas-licensed third-party fee manager with current FHA-insured and REAC experience, a DFW regional office, written procedure manuals, and make-ready capacity for a portfolio that is 37% three- and four-bedroom. Bonus if you have a documented takeover of a HUD-insured property, including the agent approval.
You are under 500 units, your bidding entity lacks an active broker license in its own name, you have no FHA or REAC track record to document, or you cannot carry payroll administration, recruiting, and advertising inside a percentage fee you cannot size until the October 2 answers post.
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