Las Colinas is where Fortune 500 executives stop renting hotels and start buying homes a 12,000-acre master-planned urban enclave with Lake Carolyn, the Toyota Music Factory, private country clubs, and DFW Airport nine minutes away. This is corporate North Texas living at its most refined.
Las Colinas is a 12,000-acre master-planned district inside Irving, with more than 40 residential villages, from condo towers on Lake Carolyn to gated golf neighborhoods. The median sale price in Redfin’s Las Colinas area is about $656,000. Here are 10 areas with dated context.
Condos, townhomes & apartments
Gated condo towers such as Grand Treviso (247 homes) and Positano (170), plus the Townhomes at Lake Carolyn and the gated Brownstones, around Lake Carolyn and the canals.
Residents are near Water Street, the Toyota Music Factory and DART’s Las Colinas Urban Center station, with a free loop shuttle. Prices vary widely by building, so ask for recent sales.
Ask for current comparables
A gated village of 1,244 detached homes, many on golf-course lots, around the private Hackberry Creek Country Club.
Owners pay the Las Colinas Association assessment plus their own HOA dues. Sources disagree on the school district for some addresses, so confirm by address.
Ask for current comparables
A gated village of 446 detached homes, with golf-course lots along the Cottonwood Valley course at The Ritz-Carlton Dallas, Las Colinas.
The course is private to resort club members. Prices weren’t verified, so check recent comparables.
Ask for current comparables
486 detached homes, plus 34 at the Villas of Alto Vista, many on golf-course lots; a 1995 D Magazine article called it the first village in Las Colinas.
The neighborhood isn’t gated and sits near the private Las Colinas Country Club. Ask for recent sales by address.
Condominiums
A gated condominium village of 72 homes, built in the early 1980s, overlooking the Las Colinas Country Club and Quail Lake.
Owners pay the LCA assessment and condo association dues. Prices weren’t verified, so check recent comparables.
Condominiums
A gated condominium village of 338 homes, among the earliest residences in Las Colinas, built in the mid-1970s.
Its exact boundaries and current prices weren’t verified, so confirm details by address.
Ask for current comparables
A village of 454 detached homes, plus 64 more in the Enclave, according to the Las Colinas Association; it isn’t gated.
Location details, prices and school assignment weren’t verified, so confirm by address.
Mixed home types
A village with 367 detached homes, 141 condos and 137 townhomes, giving buyers several types to choose from.
HOA arrangements differ by home type. Prices and school assignment weren’t verified, so check by address.
Ask for current comparables
Two villages of detached homes: the Bridges of Las Colinas, with 400 homes and no gate, and the gated Lakes of Las Colinas, with 267.
Exact locations and prices weren’t verified, so ask for recent sales.
Not an LCA village
A neighborhood just north of Las Colinas with detached homes, townhomes, condos and apartments, built along levee-protected canals.
It has its own association, not the Las Colinas Association, and is split between Coppell ISD and Carrollton-Farmers Branch ISD. The Campion Trail runs along its edge.
Swipe or drag sideways to see them all.
Redfin’s Las Colinas median sale price was $656,066 for the three months ending September 2026, down 3.5%, at $256 a square foot.
Homes took a median 77 days, 29 more than a year earlier, and 48.2% of listings cut their price.
Las Colinas properties pay a Las Colinas Association assessment of $0.115 per $100 of appraised value, about $690 a year on a $600,000 home.
Village HOA or condo dues are added on top.
Las Colinas was built on Trinity River bottomland; the Urban Center and Valley Ranch are protected by levees maintained by local districts.
Check FEMA flood maps and insurance quotes for any address.
Irving’s chamber says the northern third of the city attends Carrollton-Farmers Branch or Coppell ISD, and the rest Irving ISD.
ZIP codes don’t match the Las Colinas boundary, so confirm the village and district by address.
Las Colinas is a deed-restricted, master-planned district of about 12,000 acres inside the City of Irving, which counted 256,684 residents in the 2020 Census; the Census Bureau’s July 1, 2025, estimate is 257,076. No Census count exists for Las Colinas itself; tourism figures from 2012 to 2017 put it at more than 30,000 residents. Villages, home counts, gated status and golf lots are from the Las Colinas Association’s residential guide; boundaries are approximate, and ZIP codes 75038, 75039, 75062 and 75063 don’t match the association’s area. Prices are dated snapshots, not values: the market figures are Redfin’s for its own Las Colinas area, which doesn’t match the association boundary. Village price bands, lot sizes and school assignments weren’t confirmed. Build eras for early villages are from a 1995 D Magazine article. Valley Ranch details are from its levee district and reference sources. No age-restricted community was confirmed. Levee details are from the local districts; flood risk wasn’t checked by parcel. School districts are listed at the district level only; district and campus must be confirmed by address. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Las Colinas eats at the Toyota Music Factory and along Water Street on Lake Carolyn, then walks to the Mustangs, rides a gondola on the canals or heads out on the Campion Trail. Here’s a 2026-checked list of 21, with three coming soon.
316 W. Las Colinas Blvd., Irving
An entertainment complex with restaurants, bars, a cinema and concert venues, opened in 2017; a plaza renovation finished in January 2025.
340 W. Las Colinas Blvd., Ste. 110
A two-story Southern and Texas restaurant of about 10,000 square feet, with a retractable glass wall facing the plaza stage.
Toyota Music Factory, Irving
A barbecue restaurant from the same operator as Jaxon Texas Kitchen.
Toyota Music Factory, Irving
An upstairs cocktail lounge with rooftop planters of herbs and berries.
340 W. Las Colinas Blvd., Ste. 200
An Indo-Chinese lounge with DJ nights, from the team behind Sanjh Restaurant & Bar.
310 W. Las Colinas Blvd., Ste. 130
A 240-seat comedy club, the fifth location of the Punch Line brand.
Las Colinas Blvd. at O’Connor Blvd.
A lakeside dining and retail district of about 60,000 square feet on Lake Carolyn, with about 300 apartments above.
Water Street, Irving
A Pacific Northwest-inspired restaurant serving sushi, steaks and salads.
5250 N. O’Connor Rd., Ste. 144
An upscale Indian restaurant on Lake Carolyn.
5244 N. O’Connor Blvd., Ste. 150
A specialty coffee bar near the lake.
5244 N. O’Connor Blvd., Ste. 154
A poke bowl spot with patio seating near the lakeside lawns.
Water Street, Irving
A French Riviera-inspired restaurant overlooking the canals.
500 W. Las Colinas Blvd., Irving
The city’s 275,000-square-foot convention center on a 40-acre site, which opened in January 2011.
Williams Square, N. O’Connor Blvd.
A bronze sculpture of nine mustangs crossing a granite stream, dedicated in 1984, with a free museum; the plaza reopened in 2022 after a renovation.
Lake Carolyn & Mandalay Canal
Private Venetian-style gondola cruises on Lake Carolyn and the Mandalay Canal, booked in advance.
Elm Fork, Valley Ranch to Las Colinas
A 12-foot-wide paved greenbelt trail along the Elm Fork and West Fork of the Trinity River; the city lists about 15 miles open.
Las Colinas, Irving
A golf resort, formerly the Four Seasons, renamed in January 2024; its TPC course hosted the Byron Nelson from 1983 to 2017.
3333 N. MacArthur Blvd., Irving
The city’s arts center, with theaters and galleries; its first phase opened in 1986, and it was completed in 1990.
370 W. Las Colinas Blvd., Ste. 102
A chicken restaurant announced for Las Colinas; no opening date has been announced.
Toyota Music Factory, Irving
An Indian restaurant that a city update in April 2026 described as building out, with a 2026 opening; an earlier target was missed.
335 W. John W. Carpenter Fwy.
A planned 147-room hotel with a rooftop bar; a state filing gives an October 31, 2026, completion date.
Las Colinas’s dining clusters at the Toyota Music Factory and along Water Street on Lake Carolyn, near the convention center and the Mustangs.
Opening dates for the Coming Soon listings are the businesses’ or the state’s projections, and they have moved before.
Compiled October 2026. Listings are from Visit Irving, the City of Irving, the Irving Archives and Museum, the Las Colinas Association, CultureMap, Axios, The Dallas Morning News, the Texas Department of Licensing and Regulation and business websites, and were not confirmed with owners; call ahead to confirm hours and that a business is still open. Several listings confirm an opening or a directory entry, not current daily operation. Water Street’s official address is shared with the convention center, so a cross-street is shown; the Mustangs’ street number differs between sources, and the gondola dock and resort addresses weren’t verified. The resort’s current golf course names weren’t confirmed. Campion Trail mileage is from the city’s trail page; completion dates differ between city sources. Gondola cruises are private, paid and by reservation. Las Colinas Country Club is private and isn’t listed. Opening projections may change. Businesses listed are for general local reference and are not endorsements; I receive no compensation from any business named. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
From a Hilltop Ranch on the Elm Fork to a Hand-Dug Lake, Nine Bronze Mustangs and More Than 40 Villages
John W. Carpenter’s ranch along Hackberry Creek grew from a few hundred acres in 1928 to 6,000 acres by 1959.
In 1928, John W. Carpenter, president of Texas Power & Light, bought a few hundred acres along Hackberry Creek in northwest Dallas County, near the Elm Fork of the Trinity River. His wife, Flossie Gardner Carpenter, named the land El Ranchito de las Colinas, “the little ranch of the hills.” It was a working ranch that also served as a weekend and summer retreat, close to today’s Northwest Highway and State Highway 114.
By 1948 the ranch covered nearly 1,500 acres, and Ben and Betty Carpenter made their home on its highest hill. Through the 1950s the Carpenters added neighboring tracts, including the 2,000-acre O’Connor farm in 1956, and reached 6,000 acres by 1959. John W. Carpenter had also started the insurer that grew into Southland Financial, the company that would later plan and build Las Colinas on this land.
Homes came first, in Northgate and University Hills, followed by the Las Colinas Country Club in 1964 and new villages across the former ranch.
Homebuilding began well before the 1973 announcement. Northgate, a subdivision of about 1,500 homes, took shape around 1959, and University Hills, often called the first Las Colinas village, began in 1963. The Las Colinas Country Club opened in 1964 in the middle of a pasture. By the end of 1975, the 332-unit Quail Run Apartments were complete, among the first new buildings on the land since the club opened.
In the late 1970s and early 1980s, new villages spread across the former ranch. University Hills sold its remaining lots in 1978, Fox Glen began marketing that year, and roads and utilities were going in at Cottonwood Valley. Country Club Place opened as the first condominium project, and the Las Colinas Equestrian Center welcomed its first riders in 1982. By 1983, four of seven planned residential areas were complete.
After a new regional airport was sited next door, Ben H. Carpenter planned a city within a city and unveiled Las Colinas on September 14, 1973.
In 1968 the Federal Aviation Administration announced the site of the new Dallas/Fort Worth Regional Airport, just west of the ranch. Ben H. Carpenter commissioned a feasibility study, and in July 1971 he hired the Palo Alto firm Ernest J. Kump Associates to draw a master plan. It centered on a lakeside Urban Center surrounded by separate residential villages, and it set aside about one-third of the land as open space.
On August 22, 1973, the master declaration of covenants was filed, and the Las Colinas Association was formed as a nonprofit property owners association, with Carpenter as its first president. Three weeks later, on September 14, he unveiled the plan at a luncheon at the Sheraton-Dallas Hotel. Southland Financial and its subsidiary, Las Colinas Corporation, led the project, which began with about 7,000 acres and reached 12,000 acres by 1980.
A utility district created in 1972 paid for Lake Carolyn, and the soil dug from it built the levee around the Urban Center.
Much of the planned Urban Center lay in the floodplain of the Elm Fork. Rather than building a conventional levee, planners chose to dig a deep lake and use its soil to raise a gently sloping levee, topped at 437 feet above sea level. Dallas County Municipal Utility District No. 1 was created in June 1972 to finance the work, and ground was broken on Lake Carolyn in the fall of 1973.
Crews worked around the clock for slightly more than two years to dig the lake, and it took nearly another year to fill. The 125-acre lake was named for Ben Carpenter’s sister, Carolyn Carpenter Williams. Canals that follow existing creeks, including the Mandalay Canal, feed the lake and carry storm water toward the river. In 1984 the district was renamed the Dallas County Utility and Reclamation District, which still runs the lakes and canals.
Offices poured in until the mid-1980s Texas real estate collapse; a 1989 restructuring followed, and growth returned in 1997.
The first office building in Las Colinas opened in 1976, and by 1980 about 130 companies had arrived. The Boy Scouts of America moved its national office here in 1978, and Caltex Petroleum moved its world headquarters from New York into the 18-story Caltex House in 1982. More than 5.5 million square feet of office space was finished between 1981 and 1988, and the project won an Urban Land Institute award in 1985.
Then the mid-1980s Texas real estate collapse hit. Southland Life was sold in January 1984, land sales stopped in the fall of 1985, and Southland Financial’s debt reached $969 million by 1987. In June 1989, new partnerships formed by Teachers Insurance and Annuity Association took over the holdings, and Southland Financial was dissolved. Growth resumed in 1997, and more than 6.5 million square feet was built by 2001.
Robert Glen’s bronze mustangs were dedicated in 1984, and an automated people mover began running through the Urban Center in 1989.
Inspired by a sculpture he had seen in Johannesburg, Ben Carpenter commissioned Kenyan-born wildlife artist Robert Glen to create a herd of wild mustangs crossing a stream. Glen’s nine bronze horses were cast at one and a half times life size at a foundry in England. They became the centerpiece of Williams Square, a granite plaza named for Carolyn and Dan Williams, and were dedicated on September 25, 1984.
A museum about the sculpture opened next to the plaza in 1988. The Area Personal Transit people mover began carrying passengers in the Urban Center in June 1989; it closed in 1993, reopened in 1996 and was suspended in 2020. Williams Square reopened in May 2022 after a $7.8 million city renovation that added trees, movable seating, a patio, new lighting and fountain upgrades, and the museum reopened that October.
The Studios at Las Colinas opened in 1982, and scenes for films including RoboCop and JFK were shot there.
Developer Trammell Crow built the Dallas Communications Complex, and its first phase, The Studios at Las Colinas, was completed in 1982. The $10 million production center was designed to bring Hollywood work to North Texas. Over the next decade, scenes for films including Silkwood, RoboCop, Born on the Fourth of July and JFK were shot on its stages and lot, giving Las Colinas an unexpected place in movie history.
Business was uneven, and a lender foreclosed on the studio acreage in 1991. Television work continued, including Walker, Texas Ranger and the children’s series Barney. In 2013 the 72,000-square-foot facility was sold to a media company and renamed Mercury Studios, and production firms still advertise soundstage space there. Separately, the 1999 comedy Office Space was filmed partly in Las Colinas.
The resort’s course hosted the Byron Nelson from 1983 to 2017, and the resort became The Ritz-Carlton Dallas, Las Colinas in 2024.
The Las Colinas Sports Club opened in 1983 and hosted its first Byron Nelson Golf Classic that year. An inn and conference center followed in the mid-1980s, and the complex later became the Four Seasons Resort and Club. Its TPC course hosted the PGA Tour event through 2017, a 35-year run that tied the tournament, named for the Texas golf great, to Irving’s identity for a generation of fans.
The tournament moved to Trinity Forest Golf Club in Dallas in 2018, was canceled in 2020, and has been played at TPC Craig Ranch in McKinney since 2021. The resort operated as The Las Colinas Resort from December 2022, then reopened as The Ritz-Carlton Dallas, Las Colinas on January 23, 2024, after a $55 million renovation. It covers about 400 acres and has 427 guest rooms.
DART rail, the Irving Convention Center and the Toyota Music Factory reshaped the Urban Center.
In 2000 the City of Irving committed funds to bring DART light rail through Las Colinas. The Irving Convention Center at Las Colinas opened in January 2011 on a 40-acre site. DART’s Orange Line reached the Las Colinas Urban Center and Irving Convention Center stations on July 30, 2012, and more Irving stations, including North Lake College and Belt Line, opened that December as the line extended toward DFW Airport.
The Toyota Music Factory, anchored by an outdoor amphitheater, opened in September 2017, and its central plaza reopened in January 2025 after a renovation that added shade, seating and landscaping. A convention center hotel opened next door in 2019. Las Colinas marked its 50th anniversary in 2023, and a 2021 historical marker says about 50,000 people lived in the district in 2020.
Compiled from the Las Colinas Association’s 2007 history; the Texas State Historical Association Handbook of Texas; the Dallas County Utility and Reclamation District’s 2025 financial report and district facts; the Historical Marker Database; the Irving Archives and Museum and the City of Irving’s library wiki; Visit Irving; the Dallas Morning News; Texas Monthly; the Dallas Observer; the Library of Congress; NBC DFW; DART; Golf Channel; and Hotel Management. Las Colinas is a district inside the City of Irving, which counted 256,684 residents in the 2020 Census; the Las Colinas population is from a 2021 local marker, not the Census. Sources differ on several details: one Las Colinas Association chapter dates the utility district to 1973, but its own audit gives June 1972; a few commercial sites list Lake Carolyn at 87 acres, possibly its water surface; sources date Glen’s commission to 1976 or 1977; and some news reports date the Toyota Music Factory’s opening to 2018. The 1928 ranch is “a few hundred acres” in the association’s history and 200 acres on a marker. The museum opening date, people mover dates and some film credits are from secondary sources. The studio’s current owner and operations weren’t confirmed. Las Colinas markers found are local, not confirmed state markers. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Fireworks Over Lake Carolyn, Dragon Boats in the Fall and Lights on the Canal
The City of Irving’s free Independence Eve celebration, with live music and a drone show and fireworks over Lake Carolyn; held July 3 in 2025 and 2026.
The 2026 program included a flyover and music on the Las Colinas Stage. Coolers were allowed; glass and outside alcohol were not.
An Independence Day parade of floats, bands and custom vehicles through Irving’s Heritage District, south of Las Colinas; held in 2025 and 2026.
A day of dragon boat races on Lake Carolyn, with kite and lantern making and lion and dragon dances. Admission has been free, with some activities extra; held October 6, 2024, and November 2, 2025, and scheduled for October 4, 2026.
The festival was held in May through at least 2019 and has been held in the fall since at least 2024. The organizer numbered the 2026 edition the 17th.
The Las Colinas Association’s free holiday light displays along the Mandalay Canal and at the Flower Clock, Founders Park and other spots, with a canal light show set to music; lit in late November in 2024 and 2025.
The 2025 season ran from late November to about January 7, with displays lit from 5 to 10 p.m. The 2026 dates hadn’t been announced as of late October.
A nighttime parade of lighted floats. Next: Thursday, December 3, 2026, 7 p.m.
A weekly food truck gathering on the lawn by Lake Carolyn, free to enter, with food sold by each truck; held from spring into December in 2024 and from March in 2025, with 2026 dates listed into November.
Most of Las Colinas’s big public days happen at Levy Event Plaza on Lake Carolyn, from July 3 fireworks to fall dragon boat races, and the holiday lights along the Mandalay Canal close out the year.
Canal Fest and Laughs by the Lake were held at the plaza through 2019; they’ll be added if recent dates are confirmed.
Events found in only one year, such as the seasonal canal light shows and plaza festivals at the Toyota Music Factory, will be added once a second year is confirmed.
Timing shown is the usual pattern for each event; exact dates, times, prices and locations change from year to year and should be confirmed with organizers. Event details are from the Las Colinas Association’s event and seasonal pages, the City of Irving, Visit Irving, Irving Weekly, the Dallas Morning News, Audacy, Food Truck League and Eventbrite, and the City of Grapevine; each event listed was found in at least two years. Whether the 2026 dragon boat festival took place as scheduled wasn’t confirmed, and parade admission wasn’t stated. The Ritz-Carlton’s July 3 fireworks are for resort guests and aren’t listed. The Byron Nelson left Las Colinas after 2017. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
What to know about Las Colinas schools:
The ratings: Check TXschools.gov for each district’s current status.
Nearby: The University of Dallas and Dallas College’s North Lake Campus are in Irving. Texas treats homeschools as private schools.
Want the full breakdown? Read our complete Las Colinas schools guide →
Las Colinas is split among Irving ISD, rated C (78) in TEA’s 2026 ratings; Carrollton-Farmers Branch ISD, rated B (81); and Coppell ISD, rated A (93). The village, and sometimes the building, decides which one. Confirm the district by address.
Confirm by address
Las Colinas addresses fall in three school districts. The Las Colinas Association maps Hackberry Creek and several northern villages to Carrollton-Farmers Branch ISD, University Hills and many Urban Center buildings to Irving ISD, and Bridges of Las Colinas to Coppell ISD.
The association’s school list dates from early 2023 and predates later rezoning and a campus closure, so use each district’s school locator and the taxing units on the appraisal record for any address.
2621 W. Airport Fwy. · Irving
Irving ISD earned a C (78) in TEA’s 2026 ratings, up from 76 in 2025. Its 2026 tax rate is $0.9884 per $100, down from $1.0159 in 2025.
Irving ISD has a $952.3 million bond on the November 3, 2026, ballot as four propositions, covering replacement campuses including Travis Middle School and a new Irving High School, technology and indoor practice facilities. The district projects a 12.5-cent rate increase if all four pass.
Listed by name only
For its Irving ISD villages, the Las Colinas Association lists Farine Elementary, Travis Middle School and MacArthur High School, along with Jack E. Singley Academy.
These assignments are from the association’s list and weren’t confirmed address by address. Irving ISD has 35 campuses in all; check its assigned-school tool.
1445 N. Perry Rd. · Carrollton
Carrollton-Farmers Branch ISD earned a B (81) in TEA’s 2026 ratings, its second straight B. Its 2026 tax rate is unchanged at $0.9481 per $100.
The board consolidated four campuses for 2025–26, none of them on the Las Colinas list, and the district cites declining enrollment. No CFB ISD bond or tax rate election was found on the November 2026 ballot.
Listed by name only
For its CFB ISD villages, the association lists Las Colinas, Freeman and La Villita elementaries, Bush Middle School and Ranchview High School. Las Colinas Elementary, on Kinwest Parkway, opened in 1986.
A 2025–26 rezoning moved Positano, Avalon Square, Terraces of Las Colinas and Altura Las Colinas from La Villita to Las Colinas Elementary. Hackberry Creek is zoned to Las Colinas Elementary, Bush and Ranchview.
200 S. Denton Tap Rd. · Coppell
Coppell ISD earned an A (93) in TEA’s 2026 ratings, matching 2025. Its 2026 tax rate is $0.9857 per $100.
The association lists Coppell Middle School West and Coppell High School for Bridges of Las Colinas and Villas at Emerald Park. Their listed elementary, Pinkerton, closed after 2024–25, so confirm the current elementary assignment.
Seats as available
Coppell ISD runs a Limited Open Enrollment program for students in named areas outside its zone, including Hackberry Creek, Villas at Mustang Park and Avadene at Las Colinas; placement depends on available seats.
Application windows change each year; check the district’s open enrollment page.
Application or district rules apply
Options named by the districts include New Tech High @ Coppell, the CFB ISD Early College High School and Irving ISD’s Jack E. Singley Academy.
Eligibility and admission rules weren’t verified for 2027–28; check with each district.
Irving
The University of Dallas and Dallas College’s North Lake Campus are in Irving, near Las Colinas.
Las Colinas properties also pay the Dallas College tax, $0.106575 per $100 in 2026.
Irving
The Las Colinas Association lists private schools including Cistercian Preparatory School and The Highlands School in Irving.
Listings are from the association and weren’t confirmed with the schools. Texas treats homeschools as private schools.
ZIP codes don’t follow the Las Colinas boundary, and neighboring villages can sit in different districts.
Confirm the district with its locator and the appraisal record before you buy.
On a $650,000 homestead, the school share is about $5,041 in Irving ISD, $5,027 in Coppell ISD or $4,835 in CFB ISD.
The state’s $140,000 exemption saves about $1,384 a year in Irving ISD.
TEA released 2026 ratings in August: Coppell ISD A (93), CFB ISD B (81) and Irving ISD C (78).
Check TXschools.gov for current status.
Irving ISD voters decide a four-part, $952.3 million bond on November 3; the district projects about $575 a year more on a $600,000 homestead if all four pass.
No CFB ISD or Coppell ISD measure was found.
Accountability ratings are shown at the district level only; campus ratings are intentionally not shown, and campuses are listed by name only. Ratings change every year; use TXschools.gov for current ratings. 2026 ratings are from TEA’s August 14, 2026, release, TXschools.gov and the districts; ratings can change after appeals. Irving ISD’s 2025 score is from local reporting. Enrollment and campus counts are 2025–26 data from TXschools.gov; district figures differ slightly. Village-to-campus assignments are from the Las Colinas Association’s schools page, last updated in early 2023, and from CFB ISD’s 2025–26 rezoning; they weren’t confirmed address by address. Pinkerton Elementary’s closure is from local news; the replacement elementary for its Las Colinas villages wasn’t confirmed. Bond figures are from Irving ISD’s election notice and bond site; the tax impact is the district’s projection, assumes all bonds are issued and isn’t guaranteed. Open enrollment areas are from Coppell ISD; private school and choice program listings weren’t confirmed with the schools. Tax rates are adopted 2026 figures from the Dallas County Tax Office and the districts. The tax examples assume a $650,000 homestead and the state’s $140,000 school homestead exemption; over-65 owners receive an additional $60,000. School tax examples are illustrations, not quotes. School district and campus assignment is determined by address and must be confirmed with the district. School information is provided for general reference only and is not a recommendation regarding any school, district, neighborhood or property. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Median Sales Price
What Las Colinas homes actually sold for each month. With Urban Center condos near Lake Carolyn, townhomes, established villages and golf-course estates near the country club all trading inside one master-planned district, the mix of what sold moves this line as much as the market does.
Las Colinas’ median moves with which homes sold. Redfin’s three-month median ending September 2026 was about $656,100, down about 3.5 percent, while price per square foot fell about 9 percent to $256. Zillow’s index, using a different method, is closer to $540,000. Read the trend, not one month.
An Urban Center condo, a townhome near Lake Carolyn and a golf-course estate can all land on this one line. The chart is not your comp. Your comps match your village, size, age, condition, view and HOA.
Texas is a non-disclosure state, so portal prices are models. This is MLS. Ask for the actual comparable sales, plus the Las Colinas Association assessment, any village HOA, and whether the address carries the utility district tax.
Days on market describes how buyers behaved. Redfin reported a median of about 77 days, up from about 48 a year earlier. Homes are taking noticeably longer to sell, so pricing and presentation matter more than they did a year ago.
The first two weeks bring the most traffic a listing will ever get. If they pass without an offer, that is pricing information. Acting in week three beats acting in week ten.
With homes sitting longer and about 48 percent of listings cutting their price, there’s usually room to negotiate on price, repairs or closing costs. A home that has waited a while is usually where the negotiating room is.
Under 10 showings means buyers are deciding quickly. Rising counts mean people are walking through and walking away, which is a different problem from nobody looking at all.
This separates a pricing problem from a presentation problem. Plenty of showings and no offer usually means something specific is putting people off, and that is fixable without dropping the price.
High showings-to-pending means you can be selective without losing homes. Read it against days on market: low on both is a hot market, high on both means the leverage is yours.
Check how many homes closed before you read anything into the price or days-on-market charts. Redfin counted about 75 sales, down from 87 a year earlier. With fewer sales, a few condo or estate closings can move the median more than the market did.
Your competition includes other villages in Las Colinas, Valley Ranch, Coppell and new apartments and townhomes in the Urban Center. Price against true comparables and have your HOA documents, resale certificate and repair records ready.
Inventory runs from condos to established villages and estates. Confirm the school district, Las Colinas Association and HOA dues, the utility district tax, any special assessments and the full tax bill by address early, because they change your monthly cost more than the price chart does.
Charts supplied by NTREIS via 10K Research and Marketing and update automatically. Data reflects residential activity reported to the MLS and may be revised as late-reported sales come in. Las Colinas isn’t a separate city; it’s a deed-restricted, master-planned district of about 12,000 acres inside the City of Irving, and ZIP codes 75038, 75039, 75062 and 75063 don’t match the Las Colinas Association boundary, so MLS area boundaries may not match how the district is described. The median, price per square foot, days on market, price-drop share and sales count are Redfin’s figures for the three months ending September 2026; Zillow’s index uses a different method. Properties in Las Colinas pay a Las Colinas Association assessment, and many also pay a utility district tax. These charts do not separate condos, townhomes and single-family homes, villages or school districts. Market statistics describe the area as a whole and are not a substitute for a comparative market analysis on a specific property. Texas is a non-disclosure state, so publicly available sale prices elsewhere are estimates rather than recorded figures. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Pick a purchase year and the price fills in. If you own here, type over it with what you actually paid. This calculator runs on the Dallas County index, the federal repeat-sales measure for the county that holds all of Las Colinas. A home bought in 2012 is worth about two and a half times its price on the index, with the biggest jump between 2020 and 2022 and essentially no change in 2025.
Bought here? Tap the number and enter what you paid.
Federal house price index growth, indexed to the purchase year, where the purchase year equals 100.
From 2009 to 2025 the Dallas County index rose about 139 percent, peaked in 2024 and was essentially flat in 2025.
Treat recent equity growth as flat, not rising.
Redfin’s Las Colinas median sale price was $656,066 for the three months ending September 2026, down 3.5 percent from a year earlier.
Redfin’s area doesn’t match the association boundary, and condos and estates sit far apart.
Owners who bought before 2021 carry large gains on the county index; buyers from 2022 on have built equity mostly by paying down the loan.
About 48 percent of listings cut their price, so price from true comparables.
On a $650,000 homestead, the 2026 bill runs roughly $10,720 to $11,050 a year by our estimate, about 1.7 percent of value, depending on school district and the November 3 Dallas County vote.
The Las Colinas Association assessment adds about $750, and some areas pay a reclamation or flood control district tax.
Growth rates are the FHFA All-Transactions House Price Index, annual values 2009 through 2025: Dallas County, Texas (FRED series ATNHPIUS48113A, base 2000 equals 100), the State of Texas (TXSTHPI) and the United States (USSTHPI). State and national figures are annual averages of published quarters. The Dallas County series recorded 128.42 in 2009, 123.15 in 2012, 283.86 in 2022, 307.02 in 2024 and 306.66 in 2025 in the vintage updated March 31, 2026. FHFA describes county indices as developmental and subject to revision, and the annual series does not cover 2026. No Las Colinas or Irving index was used. The index is built from conforming loans and excludes jumbo lending and all-cash purchases. The prefilled dollar figures are derived and illustrative, not published: they apply the Dallas County index to a $650,000 anchor near Redfin’s Las Colinas median sale price for the three months ending September 2026. Equity figures assume a 30-year fixed mortgage at that year’s Freddie Mac annual average rate (2025 approximately 6.6 percent), held to today, with no refinancing, no extra principal and no additional borrowing; the October 22, 2026, Freddie Mac 30-year average was 7.32 percent, up from 6.19 percent a year earlier. They exclude closing costs, property taxes, insurance, maintenance, improvements and selling costs. The tax example uses 2026 adopted rates from the Dallas County Tax Office: City of Irving 0.5891, Parkland 0.212, Dallas College 0.106575 and Irving ISD 0.9884, Carrollton-Farmers Branch ISD 0.9481 or Coppell ISD 0.9857, with Dallas County at its adopted 0.24865 or, if voters reject the county’s tax rate election on November 3, 2026, 0.22465. It assumes a $650,000 homestead for an owner under 65 with no appraisal cap benefit, the state’s $140,000 school exemption and 20 percent homestead exemptions for the city, county, Parkland and Dallas College; the county, Parkland and college amounts are from a 2025 exemption table and weren’t confirmed for 2026. It comes to about $11,054 in Irving ISD, $11,040 in Coppell ISD or $10,848 in CFB ISD if the county measure passes, about $125 less if it fails; an illustration, not a quote. If all four Irving ISD bond propositions pass, the district projects a 12.5-cent rate increase over time. Some parcels also pay the Dallas County Utility and Reclamation District (0.685657 in 2026, before residential abatements the district calculates each year), Irving Flood Control District Section I (0.2257) or Section III in Valley Ranch (0.08985); which villages pay them wasn’t confirmed, so check the taxing units on the Dallas Central Appraisal District record. The Las Colinas Association assessment is $0.115 per $100 of the prior year’s certified value, is billed separately and isn’t a tax; village HOA dues are extra. Over-65 exemptions and tax ceilings would lower the bill. The homestead appraisal cap limits increases in a homestead’s taxable appraised value to 10 percent a year and ends on sale. Flood zones weren’t checked by parcel. This is an illustration for general reference, not an appraisal, a comparative market analysis, a valuation or investment advice. Past appreciation does not predict future appreciation. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Las Colinas is a master-planned district inside Irving, a city of about 257,100 (Census estimate, July 2025), between DFW Airport and Love Field. The trade-offs are real: layered association fees and special district taxes, a lake you can look at but not launch on, and a city where most households rent.
Estimated Off-Peak Drive Time from Williams Square
Around Las Colinas
Estimated minutes off-peak from Williams Square at 5221 N. O’Connor Blvd. These are planning estimates, so check a live map before relying on any of them.
The city’s free Loop at Las Colinas began July 6, 2026, circling Lake Carolyn daily from 11 a.m. to 10 p.m., every 15 to 30 minutes.
The city’s new Irving Connector routes cost $1.50 a ride.
DART’s Orange Line reaches DFW Terminal A in about 22 minutes from the Urban Center, with weekday trains every 20 minutes.
A walkway at the airport links to the Silver Line and TEXRail.
Irving kept its rate at $0.5891 per $100 for FY2026–27, with a 20% homestead exemption and $65,000 for owners 65 and older or disabled.
Of the 8.25% sales tax, the city keeps 1% and DART gets 1%.
An H-E-B opened on I-635 in June 2026, and Medical City Las Colinas, a 100-bed hospital, runs a 24/7 emergency room on MacArthur Boulevard.
The University of Dallas has its own rail station.
On November 3, voters decide a Dallas County tax rate election and, in Irving ISD, a $952.3 million school bond.
The city council is also reviewing water, wastewater and drainage rates.
Owners pay the Las Colinas Association assessment plus village dues, and some pay a reclamation district tax. Private boats, paddleboards and fishing aren’t allowed on Lake Carolyn, and the Urban Center people mover is closed indefinitely.
Citywide, about 38% of homes are owner-occupied, and three school districts serve Las Colinas.
Drive times are planning estimates from Williams Square based on general route geography, not measured or live traffic; check a live map before you rely on them. Rush hour on SH 114, SH 183, I-635 and Loop 12 can add 15 to 30 minutes or more. The population figure is the Census Bureau’s July 1, 2025, estimate for Irving (257,076); the 2020 Census counted 256,684. No Census count exists for Las Colinas itself. The owner-occupied share is the Census Bureau’s 2020–2024 American Community Survey figure for all of Irving. Tax, exemption, sales tax and transit details are from the City of Irving; the over-65 amount is from the city’s FY27 budget announcement, and an older city page still shows $60,000. Rail times and frequency are from DART’s weekday timetables effective October 19, 2026. Lake rules and the people mover’s status are from the Dallas County Utility and Reclamation District. The H-E-B and hospital details are from news reports and the operator. Utility rate changes weren’t final when this was written, and the November 3 results were pending. Electric, gas and internet providers vary by address. School districts are listed at the district level only. No crime, school ranking, aircraft noise or flood zone claims are made. This information is provided for general reference and is not a representation about any specific property, commute or future development outcome. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Answered with verified specifics, from the Las Colinas Association assessment, design review and the DCURD tax to Lake Carolyn rules, the free Loop, rail to DFW and the Irving ISD bond.
Las Colinas isn’t a city. It’s a 12,000-acre master-planned development inside the City of Irving, so mailing addresses read “Irving, TX,” and the city provides police, fire, water and other municipal services.
Homes pay the City of Irving tax rate of $0.5891 per $100 for FY2026–27, along with Dallas County, Parkland, Dallas College and one of three school districts. What sets Las Colinas apart is a private layer on top: deed restrictions enforced by the Las Colinas Association, plus a separate reclamation district in part of the area.
ZIP codes don’t follow the Las Colinas boundary, so a 75038 or 75039 address isn’t automatically inside it. Check the deed restrictions and the appraisal district’s list of taxing units for the specific property before you write an offer.
The Las Colinas Association is a Texas nonprofit corporation and the permanent property owners association for all deed-restricted residential and commercial property in Las Colinas. It’s funded by annual assessments from more than 8,000 members.
Its services include architectural control and plan review, which governs exterior changes, and maintenance of common property such as landscaped medians and green spaces. Members elect the board of directors, with votes weighted at one vote for each $100 of appraised market value.
Because membership runs with the land, buying a deed-restricted property makes you a member automatically. The association’s administrative team also issues resale certificates and statements of account during a sale, so your title company will contact it before closing.
The 2026 assessment is $0.115 per $100 of the property’s prior-year market value from the Dallas Central Appraisal District. On a home valued at $650,000, that’s about $748 for the year.
The assessment covers January through December and is due July 1. For 2026, statements went out by mail and email with an online payment link, and accounts unpaid after July 31 began accruing interest at 10% a year, calculated monthly.
The board sets the rate each year based on the next year’s budget, so it can change; it was 14 cents in 2018. Because it’s based on appraised value, a higher appraisal raises the assessment even when the rate holds steady. Budget for it alongside your property taxes.
No. They’re two separate associations with two separate bills. The Las Colinas Association assessment applies at the same rate to every deed-restricted property in Las Colinas, whether it’s a house, a condo or an office tower.
Residential villages also have their own independent homeowners, townhome or condominium associations, with their own budgets, dues, rules and boards. Hackberry Creek, for example, is inside Las Colinas and bills its owners separately for its own dues.
When you buy, ask for both resale certificates: one from the Las Colinas Association and one from the village association. Compare the two dues amounts, any special assessments and the rules on items such as leasing, parking and exterior changes, since either association may set its own standards.
Yes. The Las Colinas Association requires that all new construction and exterior improvement plans be approved by its Architectural Control Committee before work begins.
The review covers decks, patios, arbors, additions, exterior paint or stain color changes, exterior lighting, fencing, landscaping, pools and spas. Residential plans go to a five-member review subcommittee that reports to the three-member committee, and staff handle more than 1,000 submissions a year. Questions go to [email protected].
A fee schedule applies, and your village association may require its own approval as well, so check both. Approval from the association doesn’t replace a City of Irving building permit where one is needed. Start the review before you sign a contractor, because work done without approval can be ordered changed.
The Dallas County Utility and Reclamation District is a special taxing district created in 1972 to finance water-related infrastructure that turned floodplain into buildable land. It covers about 3,600 acres within Las Colinas, including much of the Urban Center.
Its 2026 rate is $0.685657 per $100, mostly for debt. The district bills separately from the Dallas County Tax Office, mailing statements in October that are due on receipt, with penalty and interest starting February 1. Card payments carry a 2.5% fee, and e-checks cost $1.
Not every Las Colinas property is inside the district. Check the taxing units on the appraisal district record, and ask the seller for recent district statements. Questions go to the district at 972-556-0625.
No. Under a state law passed in 2017, the district files the annual abatement application with the appraisal district on behalf of residential owners, so homeowners no longer need to file by April 30.
The district calculates the abatement each September and shows it on the statement mailed in October. The abatement reduces what a qualifying residential owner pays, though the exact amount varies by property and year.
The district says the only reason an abatement can be denied is failure to pay the district tax, and if that happens, the owner owes the full tax back to the first year. If you own a home inside the district and haven’t received a statement by November 1, call 972-556-0625 so the deadline doesn’t pass unnoticed.
They’re two more special districts in Irving that pay for levees and drainage. Section I has a 2026 rate of $0.2257 per $100, all for operations, down from $0.3535 in 2025, and its 2023 audit describes the property in the district as commercial or industrial.
Section III serves the Valley Ranch area north of Las Colinas, with a 2026 rate of $0.08985 per $100, and works with the reclamation district on its operations. Both are billed through the Dallas County Tax Office with your regular property tax bill.
Whether a home pays either one depends on its exact location. Look at the taxing units listed on the Dallas Central Appraisal District record before you estimate a payment, since a special district can noticeably change the total.
Much of the Urban Center was built on Trinity River bottomland that the reclamation district raised and protected. The district built the Urban Center levee and the Lake Carolyn storm water pump station, and it posts FEMA’s levee certification acceptance and a floodway boundary revision on its website.
The district says the reclaimed land “is no longer within flood plain area.” Under FEMA rules, areas behind an accredited levee are often mapped outside the high-risk zone, but levees reduce risk rather than remove it.
Flood risk and insurance are property-by-property questions. Look up the parcel on FEMA’s Flood Map Service Center, ask the seller about any flood history and get an insurance quote, including optional flood coverage, before your option period ends.
Not with your own gear. The reclamation district, which operates the lake, says private boating of any kind, including kayaks and paddleboards, isn’t allowed on Lake Carolyn or any Las Colinas waterway.
Two licensed operators run trips on the water: Gondola Adventures and StandUp Paddle North Texas, which rents kayaks and paddleboards starting at about $30 for one to two hours. Fishing isn’t allowed, and swimming is permitted only at authorized events such as a triathlon.
The lakes and canals are part of the area’s storm water and raw water system, which is why the rules are strict. The Trinity River Authority tests the water routinely. For walks, the lakeside paths around the Urban Center and the nearby Campion Trail are open to the public.
Gondola Adventures runs private, Venetian-style cruises on the Mandalay Canal and Lake Carolyn, booked in advance. It’s one of two licensed boating operators on the waterways.
The Classic Cruise starts at $155 for an hour or an hour and a half. Themed cruises start higher: lunch at $195, pizza at $245, brunch at $309, an Italian dinner at $349 and a love lock cruise at $425. The brunch price covers two guests, with $40 for each extra passenger, plus tax.
Prices are the operator’s published starting rates and can change, so confirm when you book. Residents often use the cruises for anniversaries and visiting guests, and the canal’s boardwalk shops and restaurants sit along the route.
Yes. The City of Irving’s Loop at Las Colinas began July 6, 2026. It’s free and runs daily from 11 a.m. to 10 p.m., arriving every 15 to 30 minutes on a figure-eight route around Las Colinas Boulevard and Lake Carolyn Parkway.
Stops include the Irving Convention Center, the Toyota Music Factory, Water Street, the Mustangs and Levy Event Plaza. Riders walk on without an app, the vans are ADA compliant, and Citymapper shows their locations in real time.
The elevated Area Personal Transit people mover is closed indefinitely, according to the reclamation district that financed it, so don’t count on it for getting around. The city’s separate Irving Connector routes, which replaced two former DART bus routes, cost $1.50 a ride.
About 22 minutes. DART’s Orange Line runs from the Las Colinas Urban Center station to DFW Airport’s Terminal A station, according to the weekday timetable effective October 19, 2026. The return trip is about 20 minutes.
Las Colinas is served by the University of Dallas, Las Colinas Urban Center and Irving Convention Center stations. Weekday trains run every 20 minutes, and the ride the other way reaches the West End in downtown Dallas in about 31 minutes.
A DART local day pass costs $6, and a three-hour pass costs $3. For a 7 a.m. flight, check the first train times, since early-morning service is thinner, and allow walking time inside the airport.
Yes, with a transfer at the airport. The Silver Line opened October 25, 2025, running 26 miles from DFW Airport’s Terminal B to Shiloh Road in Plano. It doesn’t stop in Irving.
From Las Colinas, ride the Orange Line to the Terminal A station and use the walkway to the Terminal B station, where both the Silver Line and Trinity Metro’s TEXRail to Fort Worth stop.
Since March 1, 2026, a $9 regional day pass covers DART, Trinity Metro and the Denton County Transportation Authority, down from $12. Silver Line trains have run every 30 minutes at weekday peak and hourly at other times, so check the current schedule before you plan a connection.
Partly. The former Four Seasons Resort and Club became The Ritz-Carlton Dallas, Las Colinas on January 23, 2024. Resort guests can play the TPC Las Colinas course, according to D Magazine, while the Cottonwood Valley course is for members only.
The sports club next to the hotel now operates as the Nelson Golf & Sports Club under separate ownership, and it displays Byron Nelson memorabilia. The Las Colinas Country Club, founded in 1964, is also private.
There isn’t a public course inside Las Colinas, so residents who don’t join a club usually drive to a nearby municipal or daily-fee course. Membership terms and prices change, so ask each club directly.
No. The PGA Tour event was played in Las Colinas from 1983 through 2017: at the Las Colinas Sports Club from 1983 to 1985, at the TPC at Las Colinas from 1986 to 1993, and at the Four Seasons from 1994 to 2017.
It moved to Trinity Forest Golf Club in Dallas for 2018 and 2019, was canceled in 2020, and has been played at TPC Craig Ranch in McKinney since 2021.
The tournament’s 35-year run made it part of Las Colinas’s identity, and the golf club next to the resort now carries Nelson’s name and memorabilia. If you want to attend, plan on about a 40-minute drive north to McKinney in May, depending on traffic.
Three: Irving ISD, Carrollton-Farmers Branch ISD and Coppell ISD. In TEA’s 2026 ratings, released in August, Coppell ISD earned an A (93), Carrollton-Farmers Branch ISD a B (81) and Irving ISD a C (78).
Assignment is by address, not by village name or ZIP code, and neighboring villages can fall in different districts. The Las Colinas Association publishes a village list, but it predates a 2025–26 rezoning and a campus closure, so treat it as a starting point.
Use each district’s online school locator and check the school district listed on the appraisal record. 2026 school tax rates are $0.9884 for Irving ISD, $0.9481 for Carrollton-Farmers Branch ISD and $0.9857 for Coppell ISD, per $100 of taxable value.
Irving ISD voters decide four separate propositions on November 3, 2026. Proposition A, $552.2 million, covers replacement campuses and districtwide upgrades. Proposition B, $300 million, would replace Irving High School. Proposition C, $40 million, is for technology, and Proposition D, $60.2 million, is for three indoor multipurpose facilities.
The district projects a 12.5-cent tax rate impact if all four pass, or about $20.83 a month on a $340,000 home, with bonds issued over several years.
The bond affects only Las Colinas homes in Irving ISD. Results were pending when this was written; check the Dallas County Elections results page after November 3 to see which propositions passed.
The City of Irving grants a 20% homestead exemption, with a $5,000 minimum. For owners 65 and older or disabled, the council approved raising the exemption by $5,000 to $65,000 for FY27 and beyond; an older city page still shows $60,000.
Exemptions are filed with the Dallas Central Appraisal District, 214-631-0910, not with the city. Owners already receiving the over-65 exemption don’t need to reapply for the increase. The city says value protests go to the appraisal district by May 31.
School districts have their own exemptions: the state’s $140,000 homestead exemption plus $60,000 for owners 65 and older or disabled. The Las Colinas Association assessment isn’t a tax, so these exemptions don’t reduce it.
Yes. The nine bronze mustangs at Williams Square, 5221 N. O’Connor Blvd., can be seen any time, and admission to the museum is free. The sculpture was dedicated September 25, 1984.
The Irving Archives and Museum lists museum hours of Wednesday through Friday, 11 a.m. to 4 p.m., and Saturday, 10 a.m. to 1 p.m. Other listings show longer hours, so check before you go. Group tours can be arranged at 469-617-8929.
The plaza reopened in 2022 after a $7.8 million city renovation that added trees, movable seating and fountain upgrades. It’s a stop on the free Loop at Las Colinas, which makes it an easy outing with visiting guests.
Answers were verified as of October 28, 2026, from the Las Colinas Association; the Dallas County Utility and Reclamation District; Irving Flood Control Districts I and III; the City of Irving; DART; Gondola Adventures; StandUp Paddle North Texas; D Magazine; the Dallas Morning News; NBC DFW; Irving ISD; TEA; the Irving Archives and Museum; and FEMA guidance. Rates, fees, schedules and rules change; verify anything you intend to rely on. The DCURD abatement amount, which properties pay each special district and parcel flood zones weren’t confirmed. Mustangs museum hours differ between sources, and golf access is from news reports. The November 3 results were pending when this was written. Population counts cover the City of Irving only. This is general information, not legal, tax, lending, insurance, environmental or engineering advice. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Verified numbers and links for Las Colinas. The City of Irving runs water and sewer, the Las Colinas Association handles deed restrictions and design review, and the reclamation district bills its own tax in part of the area. Start with the green first-week cards; county offices are in blue, health care in red and pre-purchase checks in purple.
Search your property, file your homestead exemption online and confirm the parcel’s taxing units, including any special district.
214-631-0910 2949 N. Stemmons Fwy., Dallas Do this firstStart, transfer or stop water and sewer service and ask billing questions. For 24-hour water or sewer emergencies, call 972-721-2281.
972-721-2411 825 W. Irving Blvd. Do this firstOrder the statement of account and resale certificate during a sale; email [email protected].
972-541-2345 3838 Teleport Blvd., Irving Do this firstThe reclamation district’s 2026 rate, abatement rules and payment links; statements mail in October. Call ahead to pay in person.
972-556-0625 850 E. Las Colinas Blvd., Irving Do this firstThe county collects the city and county property taxes on its bill. There’s no Irving branch; North Dallas is open weekdays, 8 a.m. to 4:30 p.m.
214-653-7811 6820 LBJ Fwy., Ste. 1300, Dallas Las ColinasSubmit exterior changes, from paint colors to fences and pools, for approval before work starts; email [email protected].
972-541-2345 3838 Teleport Blvd. Las ColinasThe $0.115 per $100 assessment is due July 1; unpaid accounts accrue 10% annual interest after July 31.
972-541-2345 Las ColinasTax rates, board agendas, a boundary map and the special district notice to purchasers.
972-556-0625 Valley RanchThe Valley Ranch district’s financials, levee documents and purchaser notice.
972-556-0625 City HallGeneral city business and utility billing windows, open weekdays, 8 a.m. to 5 p.m.
972-721-2600 825 W. Irving Blvd. LibraryBranches include Valley Ranch, 401 Cimarron Trail, and West Irving, 4444 W. Rochelle Rd., near Las Colinas.
972-721-4669 Valley Ranch branch RatesCurrent water, wastewater and drainage rates; FY2026–27 changes were approved in September.
972-721-2411 TransitThe free Loop at Las Colinas runs daily, 11 a.m. to 10 p.m.; Irving Connector routes cost $1.50.
irvingtx.gov CountyDallas County’s online payment page for county-collected property taxes.
214-653-7811 CountyVoter registration, vote centers and sample ballots, including the county tax rate election and the Irving ISD bond on November 3, 2026.
dallascountyvotes.org ElectricReport power outages 24/7, or text OUT to 66267. Retail electric providers vary by address.
888-313-4747 GasStart natural gas service online before you move in.
atmosenergy.com InternetProviders vary by building; check the FCC broadband map by address.
broadbandmap.fcc.gov Before you digFree utility line locates before you dig for fences, pools or landscaping.
811 EmergencyA hospital with a 24/7 emergency room, designated a Level III trauma center by the state.
972-969-2000 6800 N. MacArthur Blvd., Irving HospitalA full hospital with a 24/7 emergency department.
972-990-8100 1901 N. MacArthur Blvd., Irving Help linesPoison Control 1-800-222-1222; 988 for the Suicide & Crisis Lifeline; 211 for Texas health and social services.
1-800-222-1222 Before you buyDCURD’s levee map, FEMA levee and floodway letters and its construction-within-levees package.
972-556-0625 Before you buyThe Comptroller’s database of special districts; confirm on the parcel’s tax record too.
spdpid.comptroller.texas.gov Before you buyCheck any lot near the Elm Fork, Lake Carolyn or the canals, and ask for a survey and elevation certificate.
msc.fema.govLinks, phone numbers and addresses verified October 2026 against the City of Irving (water utilities, library, rates and transit pages), the Las Colinas Association, the Dallas County Utility and Reclamation District, Irving Flood Control Districts I and III, the Dallas Central Appraisal District, Dallas County, Oncor, Atmos Energy, Medical City Healthcare and Baylor Scott & White, and subject to change; if something has moved, tell me and I will correct it. A Las Colinas listing label or ZIP code isn’t proof a property is covered by the Las Colinas deed restrictions or a special district; confirm the association, school district and taxing units for every address before you buy. Dallas County has no Irving tax branch; North Dallas and Grand Prairie are nearer branches. The flood control district websites list the same street address as DCURD with different ZIP codes, so none is shown. The utility rate effective date wasn’t confirmed. City service request, permit, trash schedule and parks registration links, school district address tools and Visit Irving weren’t confirmed and aren’t listed. Listings are provided for general reference and are not endorsements; I receive no compensation from any organization named. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Las Colinas is a 12,000-acre master-planned district inside Irving, a city of 256,684 at the 2020 Census and about 257,076 by the Census Bureau’s 2025 estimate. It’s known for Lake Carolyn, the Mustangs and gated golf villages, but association rules, special district taxes and three school districts shape what a home really costs here. I sort out the details that matter, and the awkward parts are named.
Las Colinas is part of Irving. Buying a deed-restricted property makes you an automatic member of the Las Colinas Association, and ZIP codes and listing labels don’t prove a parcel is covered. I confirm coverage in writing with the association and order its statement of account early.
The association’s Architectural Control Committee must approve exterior changes before work starts; your village HOA or condo association has its own rules and dues; and the City of Irving has its code. Texas caps an HOA resale certificate at $375 and an update at $75. I read all three before you commit.
On an Irving ISD parcel, the combined 2026 rate is about $2.14 per $100 before exemptions if the county’s November 3 tax rate election passes. Add the association’s $0.115, village dues and, inside the reclamation district, $0.685657 before its abatement. I total every line for the specific address.
Redfin’s Las Colinas median sale price was $656,066 for the three months ending September 2026, down 3.5%, with price per square foot down 9% to $256. 75 homes sold in September, down from 87, and the median time on market stretched to 77 days from 48. That gives buyers room to negotiate. I price from true comparables.
Freddie Mac’s 30-year average was 7.32% on October 22, 2026. On a $650,000 home with 20% down, a $520,000 loan runs about $3,572 a month in principal and interest, under the $832,750 conforming limit. For a condo with FHA or VA financing, I have the lender confirm project approval before we write an offer.
The reclamation district built the Urban Center levee and the Lake Carolyn pump station and says the reclaimed land is no longer in the floodplain. Even so, check the FEMA map for the parcel and get an insurance quote. Private boats, paddleboards and fishing aren’t allowed on Lake Carolyn or the canals.
Las Colinas has real trade-offs: layered association dues, a reclamation district tax where an unpaid bill can cancel the abatement back to year one, three school districts, two tax votes on November 3 and a 77-day median time on market. If any of that is a dealbreaker, you will hear it from me first.
Confirm Las Colinas Association coverage in writing, not from the ZIP code. Second, check the tax record for the reclamation or flood control districts. Third, order the association and village resale certificates early. Fourth, check the FEMA flood map for the parcel. Fifth, start water service with the City of Irving. And sixth, file your homestead with the Dallas Central Appraisal District.
Las Colinas-specific things to raise with all four. Freddie Mac’s 30-year average was 7.32% on October 22, 2026, and the 15-year was 6.68%; ask how a seller-paid buydown compares with a price cut. Las Colinas prices run from condos well under the median to estates above the $832,750 conforming limit, so ask about jumbo options early. For condos, ask whether the project is approved for FHA or VA financing. Make sure the correct school district, the Dallas County rate after November 3, the association assessment and any reclamation district tax are in the payment estimate. I recommend these lenders based on their expertise and service. I do not receive compensation for referrals.
Either is fine. I answer my own phone, and you will never be routed to a call center or handed to a junior agent. Send me an address and I will tell you whether it’s covered by the Las Colinas Association, which school district it’s in, whether a reclamation or flood control district applies and which taxing units apply.
Bobby Franklin, REALTOR® · Legacy Realty Group – Leslie Majors Team · 214-228-0003 · northtexasmarketinsider.com
Information on this page is provided for general reference and is not legal, tax, insurance, environmental, engineering or lending advice. Tax rates are adopted 2026 figures from the Dallas County Tax Office: City of Irving $0.5891, Irving ISD $0.9884, Dallas County $0.24865 if the county’s tax rate election passes or $0.22465 if it fails, Parkland $0.212 and Dallas College $0.106575; Carrollton-Farmers Branch ISD is $0.9481 and Coppell ISD $0.9857. The Dallas County Utility and Reclamation District’s 2026 rate is $0.685657 before residential abatements, and Irving Flood Control District Sections I and III are $0.2257 and $0.08985; which properties pay each wasn’t confirmed. Combined rates are before exemptions. No full tax bill is shown here. The Las Colinas Association assessment is $0.115 per $100 of prior-year value and isn’t a tax. Resale certificate fee caps are from Texas Property Code Section 207.003; condominiums follow Chapter 82. Market figures are Redfin’s for its Las Colinas area, which doesn’t match the association boundary, for the three months ending September 2026, except September sales counts; other sources measure differently. Loan and payment math is illustrative, not lender guidance, and excludes taxes, insurance, association dues and mortgage insurance. The conforming limit is FHFA’s 2026 limit; the FHA limit wasn’t confirmed on HUD’s lookup. Mortgage rates are Freddie Mac’s Primary Mortgage Market Survey for October 22, 2026, and change weekly. Levee and lake details are from the reclamation district; flood zones weren’t checked by parcel. No age-restricted community or new-construction project was confirmed. The November 3, 2026, election results were pending when this was written. School assignment is determined by address. All real estate services are provided through Legacy Realty Group. Equal Housing Opportunity.
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