Dallas Is a Financial Cheat Code

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:

His home state (Georgia)
His college state (Ohio)
His drafted state (Texas)

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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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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.