Caleb Downs is headed to the Lone Star State as the No. 11 overall pick in the 2026 NFL Draft, and enters the league with a ~$29 million rookie contract and a ~$17.2 million signing bonus.
However, prior to the elite Ohio State safety playing a single snap in the NFL, he faces a financial decision that could shape his next decade of life:
Should Caleb Downs stay tied to Ohio, stay home in Georgia, or establish Texas residency immediately?
Because for a 21‑year‑old with eight-figure guarantees and elite odds for an extension after year four, the wrong address doesn’t just cost money.
It costs millions.
APSM breaks down Downs’ real estate and residency landscape across the three states he now has ties to in order to maximize his net worth and suggest where the young man should anchor his primary residence:
Does Caleb Downs Own Any Property?
Downs was born and raised in Hoschton, Georgia, starring at Mill Creek High School before becoming one of the most dominant defensive recruits in the country.
There are no public records of Downs owning real estate in Georgia, Ohio, or elsewhere.
Like most NIL‑era athletes, he likely:
- Rented during college
- Saved NIL earnings and sponsorship income
- Waited until the draft to make major real estate decisions
Now, with a $17.2 million signing bonus on the way, Downs’ first real estate move is a financial fork in the road.
Dallas, with 0% income tax and one of the strongest housing markets in America, is a top‑tier financial landing spot.
Market #1: Georgia (Home State)
- Median Home Price: ~$360,000
- Property Tax Rate: ~0.9%
- State Income Tax: 5.75%
- Cost of Living: ~5% below U.S. average
- Market Trend: 4-6% annual appreciation in Atlanta metro
Pros
- Strong appreciation in Atlanta suburbs
- Familiar environment
- Good rental demand
Cons
- 5.75% income tax
- Higher tax burden than Ohio and Texas
- Not ideal for a top‑15 pick with a ~$17.2M signing bonus
APSM Take
Georgia is home, but it is not a good residency choice for Downs.
If he kept Georgia residency, he’d potentially owe:
- ~$989K in state taxes on his signing bonus
- Millions more across his rookie deal and tens of millions in his career
Georgia is a great place to own property,
but a terrible place to claim residency.
Market #2: Ohio (College State)
- Median Home Price: ~$235,000
- Property Tax Rate: ~1.6%
- State Income Tax: 3.75%
- Cost of Living: ~10% below U.S. average
- Market Trend: 2–4% annual appreciation
Pros
- Lower income tax than Georgia
- Affordable housing
- Familiar environment
- Strong rental demand in Columbus
Cons
- Not a no‑income‑tax state
- Lower appreciation than Texas
- Higher property taxes
APSM Take
Ohio is fine, but not optimal.
On a ~$17.2M signing bonus:
- Ohio (3.75%) → ~$645K in state tax
- Texas (0%) → $0
Downs saves ~$650K instantly by choosing Texas residency.
Market #3: Texas
(Drafted State, Suggested Residency Choice)
- Median Home Price: ~$350,000
- Property Tax Rate: ~1.6–2.0%
- State Income Tax: 0%
- Cost of Living: ~5-10% below U.S. average
- Market Trend: 5-8% annual appreciation in DFW, Austin, Houston
Pros
- 0% state income tax
- No tax on signing bonus
- Strong luxury real estate markets (Frisco, Prosper, Highland Park)
- High appreciation in DFW
- Best long‑term investment market of the three states
- Cowboys brand = elite sponsorship upside
Cons
- Higher property taxes
- Insurance costs rising
APSM Take
Texas is one of the best financial destinations in the entire draft.
Downs should:
- Establish Texas residency immediately
- Invest in DFW real estate
- Leverage Cowboys brand value
This is a top‑tier wealth‑building setup.
Best Housing Markets, Rental Markets & Appreciation Rates
Georgia
- Best Housing Markets: Alpharetta, Johns Creek, Marietta, Buford
- Best Rental Markets: Atlanta metro, Athens
- Appreciation Rates: 4-6% annually
Ohio
- Best Housing Markets: Columbus (Dublin, Powell), Cleveland (Avon)
- Best Rental Markets: Columbus metro, OSU campus area
- Appreciation Rates: 2–4% annually
Texas
- Best Housing Markets: Frisco, McKinney, Plano, Austin, Houston
- Best Rental Markets: Dallas metro, Austin tech corridor
- Appreciation Rates: ~5-8% annually
Property Tax & Capital Gains Considerations
Property Tax
- Texas: High (1.6–2.0%)
- Georgia: Moderate (~0.9%)
- Ohio: Moderate‑high (~1.6%)
Capital Gains
- Texas: No state capital gains tax
- Georgia: 5.75%
- Ohio: 3.75%
APSM Take
Texas wins again, no income tax,
no capital gains tax, and strong appreciation.
Residency Impact on Downs’ Signing Bonus
- Gross Signing Bonus: $17,200,000
- Federal Tax (37%): $10,836,000
| Residency State | State Tax Rate | State Tax on Bonus | Estimated Net Signing Bonus |
|---|---|---|---|
| Texas | 0% | $0 | ~$10.84M |
| Ohio | 3.75% | $645,000 | ~$10.19M |
| Georgia | 5.75% | $989,000 | ~$9.85M |
Texas saves Downs:
- ~$650K vs Ohio
- ~$989K vs Georgia
This is a multi‑million‑dollar residency decision over his rookie deal.
Investment Scenario:
Turning $10.8M Into Real Wealth
Using the Texas residency scenario:
| ROI Rate (5 Years) | Projected Value |
|---|---|
| 10% Return | ~$17.4M |
| 12% Return | ~$19.1M |
| 15% Return | ~$21.8M |
| 20% Return | ~$27M |
If Downs invests his entire net signing bonus and lives below his means, he can turn ~$10.8M into $18-20M+ before touching a single dollar.
This is how you beat the 70% of athletes who go broke after retirement.
Jock Tax Considerations
Texas Advantage
- 0% income tax
- No tax on signing bonuses
- No capital gains tax
- Best long‑term wealth compounding
Ohio Disadvantage
- 3.75% income tax
- Higher property taxes
Georgia Disadvantage
- 5.75% income tax
- Higher capital gains tax
Downs should treat Dallas as both his workplace and his tax home.
APSM Real Estate Verdict
Texas Should Be His Primary Residence.
Georgia Should Be His Emotional Home, Not His Tax Home.
Ohio Should Be a Rental Market Only.
If Caleb Downs wants to maximize his rookie earnings, protect his signing bonus, and build long‑term wealth, the move is simple:
- Establish Texas residency immediately.
- Invest in DFW real estate.
- Avoid Ohio and Georgia residency.
- Invest aggressively from Day 1.
Suggested Real Estate Strategy for Caleb Downs
- Primary residence: Texas (Frisco, Prosper, McKinney)
- Secondary: Georgia property for long‑term appreciation
- Work base: Dallas metro
- Invest: Majority of signing bonus into index funds + Texas real estate
- Goal: Turn ~$10.8M into $18-27M+ by Year 5
Downs has one of the best financial setups in the entire draft.
He can be young, rich, tax‑efficient, and Cowboy‑branded,
the perfect combination for long‑term wealth.
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Next Reads
- 2026 NFL Draft: Every 1st Round Contract Details, Net Income & Residency Analysis
- Scottie Scheffler’s Primary Residence & Real Estate Portfolio Estimate: Dallas, Texas and the Financial Logic Behind It
- Cardinals #3 Pick Jeremiyah Love Real Estate & Residency Analysis: Why His Rookie Contract Strategy Is Elite
- Cooper Beebe Dallas Cowboys Rookie Contract
- Texas State Athlete Taxes
Credits
- Written By: Aidan Anderson
- Research & Analysis: Apostle Sports Media LLC
- Sources: NFL Draft Data, Sportico, Spotrac, Zillow / Redfin Market Research, ESPN, WSJ, APSM Proprietary Analysis
- Featured Image: Public Domain / Instagram
- Disclaimer: This article contains general financial information for educational purposes and does not constitute professional financial advice.
