Where old Dallas money and new Dallas ambition share the same zip code, established estates, premier schools, and the Tollway corridor that puts everything within reach
North Dallas is the part of the City of Dallas north of Northwest Highway, with Far North Dallas above LBJ Freeway reaching into Collin and Denton counties. You’ll find Preston Royal estates, 1970s and 1980s Prestonwood homes, Bent Tree golf-course living, condos near Park Central and the Galleria, and the redevelopment of Valley View. Here are 8 areas with dated price context.
Listed about $1.39M to $4M
Mid-century homes and new custom builds on large lots around Preston Royal Village, where North Dallas meets Preston Hollow in ZIP 75230.
October 2026 listings included a home on Valleydale Drive at $1,390,000, one on Lakehurst Avenue at $2,250,000 and one on Churchill Way at $3,995,000. Dallas ISD; verify by address. See our Preston Hollow guide for more.
Listed about $699K to $890K
Mostly late-1970s and 1980s single-family homes near Prestonwood Town Center and the Northaven Trail in ZIP 75248.
October 2026 listings included a home on La Manga Drive at $699,000 and one on Pennyburn Drive at $889,900. Era and HOA vary by section. School district may be Richardson ISD or Dallas ISD; verify by address.
Listed about $710K and up
Golf-course homes and estates around the private Bent Tree Country Club in Far North Dallas, many with HOAs.
A home on Chalfont Circle was listed at about $709,700 in October 2026, and larger estates run higher. The school district depends on the county: Dallas ISD, Plano ISD or Carrollton-Farmers Branch ISD. Verify county and district by address.
Pricing from MLS
Condos and townhomes along Bent Tree Forest Drive and Stillwood Street, near DART’s Knoll Trail Silver Line station.
Units were listed on both streets in October 2026; prices weren’t captured, so ask me for current sales. HOA dues apply. School district not confirmed; verify by address.
Pricing from MLS
Ranch-style homes, some on lots near half an acre, north of LBJ Freeway with quick access to US 75 and I-635.
No priced listing was captured for this snapshot; ask me for current sales. School district may be Richardson ISD or Dallas ISD; verify by address.
Pricing from MLS
Established Far North Dallas neighborhoods of traditional single-family homes near Preston Road, Lavendou and Deli News.
No priced listings were captured for this snapshot; ask me for current sales. The northern edge reaches Collin County and Plano ISD; others are Dallas ISD or Richardson ISD. Verify county and district by address.
Listed about $175K to $280K
Condos and townhomes north of LBJ Freeway near US 75 and the Medical City Dallas and Park Central employment area.
October 2026 listings included a Valleydale Drive unit at $175,000 and a Regal Oaks Drive condo at $280,000; one Park Central unit showed an $843 monthly HOA. School district not confirmed; verify by address.
New rentals under construction
The former Valley View Mall site across from the Galleria, where Premier at Dallas Midtown, a six-story building with 296 apartments, is under construction.
The developer expects first residents by 2028. The Dallas Mavericks hold options on about 104 acres of the 110-acre site for a possible arena district; nothing is final. Dallas ISD; verify by address.
Swipe or drag sideways to see them all.
Citywide, Redfin’s three-month median through September was about $449,700, up 3.4 percent, with homes taking 53 days to sell.
In ZIP 75248, listings rose about 56 percent in a year, to about 3.9 months of supply.
The city cut its rate for the 11th straight year, to $0.6978 per $100, with a 20 percent homestead exemption and $175,000 off for owners 65 and older.
Dallas County’s rate depends on the November 3 Proposition A vote.
Addresses here can be in Dallas ISD, Richardson ISD, Plano ISD or Carrollton-Farmers Branch ISD, each with its own rate.
Confirm the district for every address.
Far North Dallas spans Dallas, Collin and Denton counties, with different tax stacks.
ZIPs are shared with Addison, Farmers Branch, Carrollton and Richardson; check the appraisal record.
North Dallas isn’t a separate city; it’s a commonly used name for the part of the City of Dallas north of Northwest Highway (Loop 12), and Far North Dallas generally means the area north of LBJ Freeway (I-635), the only part of Dallas that reaches into three counties. Boundaries vary by source, and this guide treats Lake Highlands and the area west of the Dallas North Tollway below LBJ separately. A total population for this area wasn’t confirmed and isn’t shown. Common ZIP codes include 75230, 75240, 75248, 75251, 75252, 75254 and 75287, several shared with neighboring cities, so confirm the city and county with the appraisal district (Dallas, Collin or Denton) for every address. Neighborhood names follow local usage, and boundaries are approximate. Price figures are dated snapshots: active listings seen on Redfin and Movoto ZIP pages in October 2026 (subdivisions weren’t confirmed for every listing), Redfin’s citywide three-month median and Orchard’s ZIP 75248 data; one-month ZIP medians in 75230 swing widely, so they aren’t shown. They are context, not values. Build eras, lot sizes and HOA status are general patterns and must be confirmed for each property. School districts are listed at the district level only and must be confirmed by address. Tax rates for 2026: City of Dallas 0.6978; Dallas County 0.248650 if Proposition A passes or 0.224650 if it fails; Parkland 0.212; Dallas College 0.106575; Collin County 0.151414; Denton County 0.183394; Dallas ISD 0.985735; Richardson ISD 1.1319; Plano ISD 1.03275. Dallas County tax bills are delayed until after the election. Valley View plans are from the developers and news reports; the Mavericks hold purchase options, not a completed purchase. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
North Dallas eats and shops along Preston Road, from long-running spots like Royal China, the original Mi Cocina and Deli News to 2026 arrivals at Preston Royal and Preston Forest, anchored by Galleria Dallas and its 95-foot holiday tree. Add the Northaven Trail and the Valley View redevelopment. Here’s a 2026-checked list of 20.
13350 Dallas Pkwy.
A 1.4 million-square-foot mall open since 1982, now being reworked: Nordstrom closed in May 2026, while Netflix House, one of two in the U.S., opened in December 2025, and eight new tenants signed, including Aritzia and ALO.
The 95-foot indoor tree lights at noon on Black Friday, November 27, 2026, over the ice rink.
6025 Royal Ln., #201
A family-run Chinese restaurant that marked 50 years at Preston Royal in 2024.
11661 Preston Rd., #138
The original Mi Cocina, opened at Preston Forest in 1991, the start of a regional chain.
17062 Preston Rd., #100
A New York-style deli serving North Dallas since 1987, at this Preston Road spot since 2004.
9665 N. Central Expy., #142
One of Dallas’s oldest Tex-Mex names, now at Walnut Hill and US 75; published founding years range from 1941 to 1953.
12817 Preston Rd., #105
A long-running Indian restaurant in Preston Valley, open since 1985 or 1990 depending on the source.
19009 Preston Rd., #200
A Provençal bistro in Far North Dallas since 1996.
5251 Spring Valley Rd.
The North Dallas location of the local steakhouse, open since October 2017.
5959 Royal Ln.
A steak and seafood house that opened June 16, 2026, in the former Spec’s space at Preston Royal.
6025 Royal Ln., #250
A Mexican restaurant and bar that opened August 10, 2026, at Preston Royal.
Preston Forest Shopping Center
The Los Angeles Neapolitan pizza shop, open at Preston Forest since November 2025.
11810 Preston Rd.
The Colorado sandwich shop, newly open at Preston Forest in October 2026.
Preston Rd. & Royal Ln.
A long-established neighborhood center with Royal China and 2026 arrivals Palladino’s and El Molino.
Preston Rd. & Forest Ln.
Home of the original Mi Cocina and newer arrivals Pizzana and Snarf’s.
Preston Rd. & Belt Line Rd.
A regional shopping center in Far North Dallas, next to DART’s Knoll Trail Silver Line station.
Northaven Rd. corridor
A 9.3-mile trail across North Dallas, linked since November 2023 by a $9.3 million bridge over US 75 to the White Rock Creek and Cottonwood Creek trails.
13350 Dallas Pkwy.
Public ice skating under the Galleria’s skylights, the setting for the holiday tree from November through January 3.
Dillbeck Ln. & Preston Rd.
An $85 million, six-story building with 296 apartments on the former Valley View site; the developer expects first residents by 2028.
Former Valley View Mall site
The Dallas Mavericks hold purchase options on about 104 of the site’s 110 acres and have said they hope to play there by the 2031–32 season. Nothing is final.
13350 Dallas Pkwy.
About $6.2 million in improvements has been filed, including a new northwest entrance and ice rink upgrades; plans for the former Nordstrom space haven’t been announced.
Preston Road is the spine; the Galleria and the Valley View site are where the biggest changes are happening.
Many places listed as “North Dallas” online are actually in Addison, Richardson, Farmers Branch or Plano, so we’ve left those out.
Compiled October 2026. Listings are from Galleria Dallas operators and filings, the Dallas Morning News, D Magazine, CultureMap, PaperCity, WFAA, the Advocate, CW33, REBusinessOnline, NBC DFW, DART, restaurant websites and review sites, and were not confirmed with owners; call ahead to confirm hours and that a business is still open. Opening years are as published; sources differ for Tupinamba and India Palace. The Premier at Dallas Midtown timeline is the developer’s expectation, and the Mavericks hold options, not a completed purchase. Restaurants here are inside the City of Dallas north of Northwest Highway; Preston Royal and Preston Forest also appear in our Preston Hollow guide. Tian Tian, Ella and company-run On The Border locations have closed, and Addison, Richardson, Farmers Branch and Plano spots aren’t shown. Bars, coffee shops and grocery store locations weren’t verified for this list. 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 the Shawnee Trail and the Farm Towns of Frankford and Renner to the Galleria, the Silver Line and the Valley View Site
A cattle and wagon trail along today’s Preston Road drew settlers, and the McKamy family founded Frankford around Indian Springs in the 1850s.
Long before freeways, a wide trail used by Native Americans and buffalo cut through the prairie near today’s Preston Road. It became part of the Shawnee Trail, also called the Texas Road, linking Dallas to the Red River crossing at Preston. In May 1859 the Dallas Herald reported a drove of 2,000 cattle passing north through town on their way to markets beyond Texas.
Much of this land had been part of the Peters Colony grants of the 1840s. In 1852, Capt. William C. McKamy arrived from Tennessee, and a settlement later called Frankford grew around Indian Springs, where the McKamys sold firewood and water to travelers on the trail. On June 15, 1858, the White Rock Masonic Lodge was chartered, giving the young community its first organization.
Frankford got a post office in 1880, but the Cotton Belt railroad bypassed it, and a new town called Renner grew along the tracks in 1888.
In 1872, lodge members built a two-story hall on McKamy land that served as Frankford’s meeting place, church and school. A post office opened on May 11, 1880, near what is now the Dallas North Tollway, and by 1890 the town counted 83 residents, a steam gristmill, a cotton gin, a blacksmith, two stores and three churches serving the surrounding cotton farms.
Then the Cotton Belt railroad passed Frankford by. Many residents moved to Addison and Plano, the post office closed in 1904, and the lodge hall moved to Addison in 1907. A new stop called Renner, named for railroad engineer John A. Renner, opened in 1888 and reached 300 residents by 1915. In 1924, a 56-acre farm purchase laid the groundwork for Preston Hollow.
Country estates rose along Preston Road, Preston Hollow incorporated in 1939 and joined Dallas in 1945, while Frankford and Renner faded.
In the 1930s, developers carved large estate lots from farmland along Preston Road, then the only route downtown. The Town of Preston Hollow incorporated on November 28, 1939, and voters approved joining Dallas in an April 3, 1945 election, extending the city north of today’s Northwest Highway. That story is told in more detail in our Preston Hollow history.
Farther north, the old farm towns were fading. By the mid-1930s Frankford no longer appeared on county highway maps, and the Depression and farm mechanization cut Renner to about 100 residents and two businesses by 1947. After World War II, the nonprofit Texas Research Foundation built agricultural laboratories at Renner, and in 1948 a cemetery association formed to care for Frankford Cemetery.
Hamilton Park opened in 1954 as a planned community, and on September 12, 1958, Jack Kilby demonstrated the first working integrated circuit at Texas Instruments.
In October 1953, Dallas leaders dedicated Hamilton Park, a planned subdivision on 233 acres financed with a $216,873 loan from the Hoblitzelle Foundation. Named for physician and civic leader Dr. Richard T. Hamilton, it formally opened in May 1954, and a state marker calls it the first African American suburban development in Dallas. By 1961 it held more than 740 homes, a school, churches, a park and a shopping center.
In 1955, Texas Instruments bought 250 acres along Central Expressway near the Richardson line. In the new semiconductor building there, on September 12, 1958, engineer Jack Kilby demonstrated the first working integrated circuit, an invention that later earned a Nobel Prize. That same decade, highway planners first proposed a loop freeway around Dallas, later named for Lyndon B. Johnson.
The Dallas North Tollway opened to I-635 in June 1968, and LBJ Freeway opened in stages from 1967, putting the farm fields within easy reach of downtown.
The highway age reshaped the map. The Dallas North Tollway, built on old Cotton Belt railroad right-of-way, opened from downtown to I-635 in June 1968. LBJ Freeway opened in stages between 1967 and 1970, beginning with the stretch from Marsh Lane to US 75. A Sears store built in 1965 became the first piece of what would be Valley View Center.
The old communities were changing too. In 1963 the Frankford cemetery association restored the Frankford Church, and an Episcopal congregation began worshipping there. Renner incorporated as a town in the early 1950s and grew to 394 residents by 1969, as new subdivisions spread north from LBJ across the cotton fields that had defined the area for nearly a century of farming.
Valley View Center opened in 1973, Medical City Dallas in 1974 and Prestonwood Town Center in 1979, as Dallas annexed Frankford and absorbed Renner.
Former Dallas Mayor Robert S. Folsom founded Bent Tree Country Club in 1972 on about 200 acres of cotton fields, opening by 1974. Valley View Center opened in August 1973 with Sears, Dillard’s and JCPenney, and Medical City Dallas opened on Forest Lane on October 2, 1974. In August 1979, Prestonwood Town Center opened at Belt Line Road with Neiman Marcus, Lord & Taylor, JCPenney and an ice rink.
The city’s map stretched north. Dallas annexed the Frankford area in 1975, and on April 2, 1977, Dallas voters approved consolidating with the Town of Renner, whose last mayor handed over the keys two days later; the annexation was finished by 1983. Prestonwood Baptist Church, founded in 1977, built its first campus at Arapaho and Hillcrest roads in 1979.
Galleria Dallas opened on October 30, 1982, and the Tollway pushed north past Belt Line as Far North Dallas boomed.
On October 30, 1982, the Dallas Galleria opened at LBJ and the Tollway, modeled on Houston’s Galleria, with Marshall Field’s, Saks Fifth Avenue, Gump’s and a 432-room Westin hotel around an ice rink. Valley View expanded the same year, and Macy’s joined the Galleria in 1985, making the LBJ corridor one of the region’s busiest shopping and hotel destinations for decades to come.
Office towers rose along Dallas Parkway, and homes and apartments filled Far North Dallas. The Tollway opened from I-635 to Belt Line Road in December 1986 and reached near Frankford Road in 1987. Bent Tree hosted a senior professional golf tournament from 1985 to 1988, and in 1988 the state placed a historical marker at Texas Instruments honoring the integrated circuit.
The Tollway reached Plano in 1994, Nordstrom opened its first Texas store at the Galleria in 1996, and Prestonwood Baptist moved to Plano in 1999.
Growth kept pushing north through the decade. The Dallas North Tollway extended into Plano in 1994, and that year the planned outer loop was named the President George Bush Turnpike. The North Texas Tollway Authority was created in 1997 to run the region’s toll roads, including the Tollway and the corridors that carry much of Far North Dallas’s daily commuter traffic today.
The Galleria kept reinventing itself, adding a new wing in 1995 and opening Nordstrom’s first Texas store in March 1996. Prestonwood Town Center struggled: a $125 million renovation announced in 1996 was never built, and its department store anchors began leaving. On May 2, 1999, Prestonwood Baptist Church held its first service at its new Plano campus, leaving its Hillcrest Road site behind.
DART light rail reached Forest Lane in 2002, the LBJ Express lanes opened in 2015, and Valley View began coming down.
Prestonwood Town Center closed in 2000 and was demolished by 2004, replaced in 2006 by an open-air shopping center on the same 62-acre site at Belt Line and Montfort. DART’s Red Line opened its Forest Lane and LBJ/Central stations on July 1, 2002, and the High Five interchange at US 75 and I-635 was finished in December 2005, 13 months ahead of schedule.
The Northaven Trail opened its first segment in 2012, and the LBJ Express project added 13.3 miles of TEXpress lanes in September 2015. Valley View’s owners defaulted in 2010, Beck Ventures bought the mall in 2012 and announced its Dallas Midtown vision in 2016, and most of the mall was demolished in 2019, two years after its Sears anchor left.
The Northaven Trail bridge over US 75 opened in 2023, DART’s Silver Line began service in 2025, and the Mavericks took options on the Valley View site in 2026.
Valley View’s last tenants left in early 2022, and demolition finished in May 2023. On November 13, 2023, the $9.3 million Northaven Trail bridge over US 75 opened, linking three trail systems. Medical City Dallas marked 50 years in 2024, and on October 25, 2025, DART’s Silver Line opened, with a Far North Dallas stop at Knoll Trail.
The Galleria kept changing: Netflix House opened in December 2025, and Nordstrom closed on May 16, 2026, 30 years after its Texas debut there. On June 1, 2026, the Dallas Mavericks executed options to buy about 104 acres of the former Valley View site for a possible arena district, a plan the team hopes to complete by about 2031 but that isn’t final.
Compiled from the Texas State Historical Association Handbook of Texas (Frankford, Renner and Hamilton Park entries), the Texas Almanac, the Texas Historical Commission Atlas and the Historical Marker Database, the Dallas Municipal Archives, the Frankford Preservation Foundation, Plano ISD’s Frankford history, the North Texas Tollway Authority, TEXpress Lanes, DART, Bent Tree Country Club, the Dallas Morning News, KERA, KRLD, People Newspapers, the Advocate, CultureMap and NBC DFW. Sources differ on when LBJ Freeway first opened (1967 or 1969), on Renner’s incorporation (1953 or 1954) and the completion of its annexation (1977 to 1983), on Bent Tree Country Club’s founding (1971 to 1974), on Hamilton Park’s home count (741 or 742) and on when Valley View closed and was demolished; ranges or the most-cited dates are shown. Some mall and highway dates rest on secondary sources. Hamilton Park and Texas Instruments sit east of the Preston Road corridor near Central Expressway. The Mavericks’ Valley View plan is an option agreement, not an approved project. Historical figures are named only through 1979; no current officials are named. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
A 95-Foot Tree at the Galleria, a Juneteenth Parade in Hamilton Park and a Spring Night for the Northaven Trail
An adults-only (21 and older) music night that raises money for the Northaven Trail’s wildflower program, run by the Friends of Northaven Trail. Tickets about $40 to $60. Held in May 2024, April 12, 2025, and April 11, 2026, its third year.
The Friends of Northaven Trail also list July 4 flags on the trail, a fall bike check and a December “Deck the Bridge,” but we couldn’t confirm two years of dates.
A neighborhood parade and freedom festival in historic Hamilton Park, the planned community opened in 1954. Held June 22, 2019; June 18, 2022; and June 20, 2026.
Presented in 2022 and 2026 by The Salome Foundation.
2027 date not yet announced.
The Friends of the library’s used-book sale, with books from about 25 cents to $2 and a members’ presale. Free entry. Held February and August 2023 and January 31–February 1, 2025.
The 95-foot indoor tree, with 215,000 programmable lights, lights up after an Olympic skater ice show and a backflipping Santa. Free. Documented in 2018 and every Thanksgiving weekend from 2022 through 2025; in 2026 the shows are November 27 and 28 and December 5, at noon.
Run by Galleria Dallas.
The tree goes up over five days starting November 1, and holiday programming runs through January 3.
A public menorah lighting during the mall’s holiday season. Held in 2022, 2023 and 2025. Hanukkah begins at sundown on December 4, 2026; the 2026 date and time hadn’t been announced.
Many North Dallas traditions are run by neighborhood associations. The Hillcrest Forest July 4 parade returned in 2026 after two years off for school construction, and Hamilton Park holds a long-running Parkfest, but we couldn’t confirm two recent years of dates for either.
Addison’s Kaboom Town, Oktoberfest and Taste Addison are nearby but outside Dallas. The Northaven TrailThe Northaven Trail’s color run hasn’t been held since 2018.rsquo;s color run was last documented in 2018.
Dates move for weather, so check each organizer’s calendar before you go.
Timing shown is the usual pattern for each event; exact dates, times and locations change from year to year and should be confirmed with organizers. Event details are from Galleria Dallas, the Friends of Northaven Trail, the Dallas Public Library, The Salome Foundation, the Dallas Morning News, CW33, Local Profile, the North Dallas Gazette, NBC DFW, Community Impact, KERA, WRR, People Newspapers and the Advocate; each event shown was found in at least two years. The Galleria’s tree has been described with 200,000 and 215,000 lights; the 2026 figure is shown. Published times for the 2025 menorah lighting conflicted, so no time is shown. Juneteenth in Hamilton Park costs weren’t published, and 2023 to 2025 dates weren’t captured. Neighborhood July 4 parades in Preston Hollow are covered in our Preston Hollow guide. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
What to know about North Dallas schools:
The ratings: Check TXschools.gov for each district’s current status.
Nearby: Private schools in the area include Parish Episcopal, Akiba Yavneh Academy, Levine Academy, Good Shepherd Episcopal, Ursuline Academy, St. Mark’s, Hockaday and Jesuit. Texas treats homeschools as private schools.
Want the full breakdown? Read our complete North Dallas schools guide →
North Dallas addresses can be in Dallas ISD, Richardson ISD, Plano ISD or Carrollton-Farmers Branch ISD, depending on the street and the county. All four earned a B in 2026, but their rates and exemptions differ, and Dallas ISD’s choice application window opens November 1. Confirm the district by address.
North Dallas
Most of the Dallas County part of North Dallas is Dallas ISD. Parts of the northeast are Richardson ISD, the Collin County part of Far North Dallas is Plano ISD, and some northwest addresses are Carrollton-Farmers Branch ISD. All four earned a B in TEA’s 2026 ratings.
No official road-by-road boundary description was found. Use each district’s address tool, such as Dallas ISD’s Find Your School and CFBISD’s School Locator, and check the district on the appraisal record, not the mailing ZIP.
District-wide
Dallas ISD earned a B (85) in 2026, up from 83. Its rate of $0.985735 is the lowest of the four districts, and it’s the only one here with an extra 10 percent optional homestead exemption. Voters approved a $6.2 billion bond in May 2026, including 26 replacement campuses districtwide.
Enrollment was about 132,000 at the start of fall 2026, down from about 134,300 a year earlier. North Dallas campuses include W.T. White, Hillcrest and Thomas Jefferson high schools and Dealey Montessori Academy on Royal Lane.
District-wide
Richardson ISD earned a B (83) in 2026, up from a C (79) in 2025. Its 2026–27 rate is $1.1319, up 2.67 cents for its $1.4 billion Bond 2025, though its operating rate is its lowest in 42 years.
Campuses at Dallas addresses include Parkhill Junior High (16500 Shadybank Dr.), part of the bond’s junior high projects, and Hamilton Park Pacesetter Magnet (8301 Towns St.).
District-wide
The Collin County part of Far North Dallas stayed in Plano ISD after Dallas annexed it in 1975. The district earned a B (85) in 2026 and cut its rate slightly to $1.03275.
Frankford Middle School (7706 Osage Plaza Pkwy.) has a Dallas address. Plano ISD closed four campuses after 2024–25 and projects a $44.8 million operating shortfall this year.
District-wide
CFBISD serves parts of Carrollton, Farmers Branch, Dallas, Irving, Coppell and Addison. It earned a B (81) in 2026 and kept its rate at $0.9481. Voters approved a $716 million bond in 2023.
The district projects a $24 million deficit for 2026–27 and has consolidated four campuses. Some nearby CFBISD schools, such as Polk Middle and Rainwater Elementary, have Carrollton addresses.
District-wide
Dallas ISD’s 2027–28 choice application window runs November 1, 2026, to January 31, 2027, covering magnet, Montessori, STEM and STEAM, P-TECH, dual language and transformation schools. The Discover Dallas ISD fair is Saturday, November 7, 9 a.m. to 1 p.m., at Fair Park.
Round 1 results come February 26, 2027. Richardson ISD runs Hamilton Park Pacesetter as a magnet, and CFBISD offers an early college high school and a STEAM gifted and talented academy. Rules vary; check each district every year.
North Dallas
Private schools with North Dallas addresses include Parish Episcopal (4101 Sigma Rd.), Akiba Yavneh Academy (12324 Merit Dr.), Levine Academy (18011 Hillcrest Rd.), Good Shepherd Episcopal (11110 Midway Rd.) and Ursuline Academy (4900 Walnut Hill Ln.).
St. Mark’s, Hockaday, Jesuit, St. Rita and the Episcopal School of Dallas are also in the area. Greenhill School is in Addison. Listings aren’t recommendations; confirm grades and admissions with each school.
2026 rates
On a $600,000 homestead after the $140,000 state exemption, the 2026 school share runs about $3,943 in Dallas ISD (with its extra 10 percent exemption), $4,361 in CFBISD, $4,751 in Plano ISD and $5,207 in Richardson ISD.
Owners 65 and older or disabled get larger exemptions and a school tax ceiling. A larger state homestead exemption has been proposed for the 2027 legislative session but isn’t law.
The district can change from one street or county line to the next across Dallas, Collin and Denton counties.
Check the district on the appraisal record and each district’s lookup tool.
On a $600,000 homestead, the school share runs from about $3,943 in Dallas ISD to about $5,207 in Richardson ISD.
Owners 65 and older pay less, then a ceiling applies.
All four districts earned a B in 2026, with scores from 81 to 85.
Ratings can change on appeal; check TXschools.gov.
Dallas ISD’s choice window runs November 1 to January 31, with a fair at Fair Park on November 7.
Dallas ISD neighborhood pre-K registration opens April 1, 2027.
Accountability ratings are shown at the district level only; campus ratings are intentionally not shown, and campuses are listed by name and location only. Ratings change every year; use TXschools.gov for current ratings. The 2026 ratings were released by TEA on August 14, 2026, and can change on appeal. Enrollment figures are from KERA and Community Impact; Dallas ISD’s dashboard showed a provisional 128,793 in October 2026, and Richardson ISD and CFBISD enrollment weren’t confirmed. District service areas are from each district and the Dallas Central Appraisal District; no official road-by-road boundaries were found. Campus addresses for Parkhill, Hamilton Park Pacesetter, Frankford and Dealey are from federal and district data; other campus addresses weren’t confirmed. CFBISD’s 2026 rate is listed as maintained at 0.9481; its operating and debt split wasn’t confirmed. Bond and budget details are from the Dallas Morning News, CBS Texas, Richardson ISD, Community Impact, the Murphy Monitor, KERA and CFBISD. Private school addresses are from school websites and federal data; listings aren’t endorsements. School tax examples apply each district’s 2026 rate after the $140,000 homestead exemption and, for Dallas ISD, its 10 percent optional exemption; they 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 North Dallas homes actually sold for each month. With Park Central and Bent Tree condos, 1970s and 1980s homes in Prestonwood and Bent Tree, and larger homes near Preston Royal all trading across one wide area, the mix of what sold moves this line as much as the market does.
North Dallas’ median moves with which homes sold. Zillow’s typical values run from about $300,000 in 75254, where condos are common, to roughly $593,000 to $625,000 in 75248 and 75252 and above $1 million in 75230. Same area name, very different homes. Read the trend, not one month.
A Park Central condo, a 1980s Prestonwood home and a rebuilt house near Preston Royal can all land on this one line. The chart is not your comp. Your comps match your neighborhood, size, age, condition, HOA and school district.
Texas is a non-disclosure state, so portal prices are models. This is MLS. Ask for the actual comparable sales, and confirm by address which county and which school district you’re in. North Dallas spans three counties and four school districts.
Days on market describes how buyers behaved. With more homes for sale than a year ago, in 75248 listings rose about 56 percent, so buyers have more choice and well-priced homes stand out. Look for the direction over several months.
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.
When a home has waited a while, there’s usually room to negotiate on price, repairs or closing costs. In 1970s and 1980s homes, inspect the foundation, roof, plumbing and HVAC closely, and for condos, ask about HOA dues, reserves and any special assessments.
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. A month with more condo or townhome closings can move the median more than the market did.
Your competition includes other homes in your neighborhood and nearby Addison, Richardson, Farmers Branch and Plano, all within a short drive. Price against true comparables and have your permit, repair and HOA records ready.
Inventory runs from condos to established single-family neighborhoods to larger homes near Preston Hollow. Confirm the county, the school district, any HOA 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. North Dallas isn’t a separate city; it’s the part of the City of Dallas generally north of Northwest Highway, spanning Dallas, Collin and Denton counties and Dallas, Richardson, Plano and Carrollton-Farmers Branch ISDs, and several of its ZIP codes, including 75230, 75240, 75248, 75251, 75252, 75254 and 75287, are shared with neighboring cities, so MLS area boundaries may not match how the area is described. ZIP figures in the notes are Zillow typical values and listing counts from fall 2026, not sale prices. These charts do not separate condos, townhomes and single-family homes, counties 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 most of North Dallas. A home bought in 2015 is worth about twice its price on the index, with the biggest jump between 2020 and 2022 and values essentially flat 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 2015 to 2025 the Dallas County index about doubled, with a 34 percent jump between 2020 and 2022.
It was essentially flat in 2025, down 0.1 percent, and Collin County dipped 0.7 percent.
Zillow’s typical values run about $593,000 to $625,000 in ZIPs 75248 and 75252, while 75230 tops $1 million and 75254 sits near $300,000.
North Dallas varies block by block, so type over the prefilled price with what you actually paid.
Owners who bought before 2021 carry large gains; many who bought from 2022 on have little beyond principal paid down.
The appraisal district called 2026 values flat to slightly up or down; protest each spring if your notice looks high.
A $600,000 homestead pays about $10,015 a year in Dallas ISD if Dallas County’s Proposition A passes ($9,900 if it fails) and about $11,279 in Richardson ISD.
In Far North Dallas it’s about $9,398 in Plano ISD and $8,800 in CFBISD.
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 on a 1980 base, so only percentage changes are compared. The Dallas County series recorded 155.22 in 2015, 211.54 in 2020, 283.86 in 2022, 307.02 in 2024 and 306.66 in 2025; Collin County’s series (ATNHPIUS48085A) recorded 310.46 in 2024 and 308.14 in 2025. FHFA describes county indices as developmental and subject to revision, and the annual series does not cover 2026. No neighborhood- or ZIP-specific index was used; North Dallas spans Dallas, Collin and Denton counties, and its price path varies widely by area. The prefilled dollar figures are derived and illustrative, not published: they apply the Dallas County index to a $600,000 anchor, near Zillow’s typical values for ZIPs 75248 (about $625,000) and 75252 (about $593,000 to $618,000), which were undated widget figures. Dated Zillow values were $1,082,126 for 75230 (May 2026), $299,587 for 75254 (July 2026) and $471,302 for 75287 (April 2026). The index is built from conforming loans and excludes jumbo lending and all-cash purchases; Texas has no high-balance tier, so loans above $832,750 are jumbo. 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 Freddie Mac weekly rate was 7.32 percent on October 22, 2026. They exclude closing costs, property taxes, insurance, maintenance, improvements and selling costs. Texas limits home equity loans, HELOCs and cash-out refinances on a homestead to 80 percent of market value including existing debt, with a 12-day waiting period (Texas Constitution, Article XVI, Section 50), so usable equity is lower than total equity. The tax examples use 2026 rates on a $600,000 homestead: City of Dallas 0.6978 after its 20 percent exemption; Dallas County 0.248650 if Proposition A passes on November 3 or 0.224650 if it fails, Parkland 0.212 and Dallas College 0.106575, each after a 20 percent exemption; Dallas ISD 0.985735 after the $140,000 state exemption and its 10 percent optional exemption; Richardson ISD 1.1319, Plano ISD 1.03275 and CFBISD 0.9481 after the $140,000 exemption; Collin County 0.151414 with no county exemption assumed and Collin College 0.08122 after a 20 percent exemption; and Denton County 0.183394 after its 1 percent ($5,000 minimum) exemption. The City of Dallas offers $175,000 off for owners 65 and older or disabled. Exemption amounts for some units weren’t confirmed, which could change bills by several hundred dollars. Dallas County tax bills are delayed until after the election. It is an illustration, not a quote. The homestead appraisal cap limits increases in a homestead’s taxable appraised value to 10 percent a year and ends on sale. 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.
North Dallas is the part of the City of Dallas north of Northwest Highway, with Far North Dallas above LBJ Freeway reaching into Collin and Denton counties. Typical homes near the middle of the area run about $600,000, though values range from condos near $300,000 to estates above $1 million. The trade-offs are real: combined tax rates above $2 per $100 in the Dallas County part, two tax measures on the November ballot, LBJ traffic and a mall site whose future isn’t settled.
Estimated Off-Peak Drive Time from Galleria Dallas
Around Town and Beyond
Estimated minutes off-peak from Galleria Dallas at LBJ and the Tollway. These are planning estimates, so check a live map before relying on any of them.
DART’s Red and Orange lines stop at Walnut Hill, Forest Lane and LBJ/Central every 20 minutes on weekdays, and the Silver Line runs from Knoll Trail to DFW Airport, a station with no parking.
Fares start at $3 for three hours, including GoLink on-demand rides.
Dallas Water Utilities projects a typical water and wastewater bill near $81 a month for 2026–27, and stormwater fees rose October 1.
Dallas Fire-Rescue runs fire and ambulance service, and household hazardous waste drop-off is free at 11234 Plano Road.
The Fretz, Campbell Green and Timberglen recreation centers serve the area, with a city rec card at $15 a year for adults and free for youth.
The 9.3-mile Northaven Trail crosses US 75 on its own bridge.
US 75’s HOV lanes are becoming toll-free technology lanes, open to all drivers 22 hours a day, and were about 98 percent done in August.
The Galleria is remaking an entrance and its rink level, and Premier at Dallas Midtown expects first residents in 2028.
A Dallas County, Dallas ISD address carries about $2.23 to $2.25 per $100 before exemptions, versus about $1.96 in the Collin County, Plano ISD part.
LBJ between I-35E and US 75 is busy at nearly all hours, and some homes near White Rock and Cottonwood creeks sit in mapped flood zones.
Two Proposition A measures are on the November 3 ballot, and the Mavericks filed for Valley View rezoning in September.
Dallas trash fees split by alley or curb pickup on February 1, 2027.
Drive times are planning estimates from Galleria Dallas, 13350 Dallas Pkwy., not live traffic or a published source; check a live map before you rely on them. Rush-hour times can run much longer, and the Silver Line from Knoll Trail reaches DFW Airport’s Terminal B in about 30 minutes per a sample schedule. North Dallas isn’t a separate city, and a total population for the area wasn’t confirmed. Values reflect Zillow ZIP figures for 75248 and 75252 (about $593,000 to $625,000), 75254 (about $300,000) and 75230 (about $1.08 million). Transit details are from DART (rail frequency effective July 20, 2026; fares since March 1, 2026; Silver Line every 30 minutes at peak and 60 off-peak). Water, stormwater and sanitation details are from Dallas Water Utilities’ October 1, 2026 rate sheet, the city’s June 2026 budget projections and its sanitation rate page; the sanitation fee is $40.09 through January 31, 2027, then $37.76 for curb or $45.22 for alley service, plus tax. Recreation and library details are from Dallas Park and Recreation and the Dallas Public Library. Tax rate sums use 2026 rates for the City of Dallas, Dallas County (depending on Proposition A), Parkland, Dallas College, Dallas ISD, Collin County, Collin College and Plano ISD. The City of Dallas’s $443 million Proposition A bond would fund public safety facilities outside North Dallas. Valley View plans are proposals pending zoning. Flood status varies by parcel; check FEMA’s flood map for any address. No crime, school ranking, noise level or flood zone claims are made about any area. 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 where North Dallas ends, four school districts and three county tax stacks to the two Proposition A measures, Valley View, the Galleria, the Silver Line, alley-versus-curb trash fees and the short-term rental case.
North Dallas isn’t a separate city. It’s the common name for the part of the City of Dallas north of Northwest Highway (Loop 12), stretching to the city limits near the President George Bush Turnpike. Far North Dallas usually means the area above LBJ Freeway (I-635).
Far North Dallas is unusual: it reaches into Dallas, Collin and Denton counties, mostly because Dallas absorbed the town of Renner, which straddled county lines, between 1977 and 1983. Galleria Dallas sits near the center at LBJ and the Tollway.
Some ZIP codes here also cover Addison, Farmers Branch, Carrollton and Richardson, so confirm the city and county on the appraisal record for any address.
It depends on the street and the county. Most of the Dallas County part is Dallas ISD; parts of the northeast are Richardson ISD; the Collin County part of Far North Dallas is Plano ISD; and some northwest pockets are Carrollton-Farmers Branch ISD.
All four earned a B in TEA’s 2026 ratings, with scores from 81 to 85, but their 2026 rates differ: about $0.99 in Dallas ISD, $0.95 in CFBISD, $1.03 in Plano ISD and $1.13 in Richardson ISD per $100.
Use each district’s address tool, such as Dallas ISD’s Find Your School, and check the district listed on the appraisal record before you write an offer.
Every North Dallas homeowner pays the City of Dallas ($0.6978 per $100, with a 20 percent homestead exemption). Beyond that, the stacks differ by county.
A Dallas County address also pays Dallas County, Parkland Hospital and Dallas College. With Dallas ISD, that adds up to about $2.23 to $2.25 per $100 before exemptions, depending on the November 3 county vote. A Collin County address pays Collin County and Collin College instead, about $1.96 with Plano ISD.
Denton County addresses have their own mix. The school district and exemptions matter as much as the rates, so I run the full bill for each address.
Using 2026 rates on a $600,000 homestead, the bill runs roughly $8,800 to $11,300 a year depending on the county and school district.
In the Dallas County, Dallas ISD part, it’s about $10,015 if Dallas County’s Proposition A passes and $9,900 if it fails. A Richardson ISD address runs about $11,279, a Collin County, Plano ISD address about $9,398 and a Denton County, CFBISD address about $8,800. Dallas ISD’s extra 10 percent homestead exemption helps.
These are illustrations, not quotes. Owners 65 and older get $175,000 off the city tax and a school tax ceiling, and the 10 percent homestead cap resets when you buy.
There are two. Dallas County Proposition A asks voters to approve a county rate of $0.248650 per $100, about 2.4 cents above the voter-approval rate, to raise roughly $100 million a year for homelessness, mental health and housing programs. If it fails, the rate is $0.224650; the 2025 rate was $0.2155.
City of Dallas Proposition A is a $443 million bond for public safety facilities, including training complexes, a police evidence and forensics facility and a 911 center, none of them in North Dallas.
Dallas County tax bills won’t be mailed until after the election. Collin and Denton County voters inside Dallas see only the city measure.
The mall was demolished between 2019 and 2023, leaving a 110-acre site across LBJ from the Galleria. In June 2026, the Dallas Mavericks signed option agreements to buy about 104 acres for a possible arena and entertainment district, and in September they filed to rezone the site.
Nothing is final. The zoning still needs city hearings, and hearing dates weren’t set. Separately, an $85 million mixed-use building, Premier at Dallas Midtown, is under construction on part of the land, with first residents expected in 2028.
If you’re buying nearby, watch the zoning hearings: an arena could bring both new amenities and event traffic.
The Galleria, open since October 30, 1982, is in transition. Netflix House, one of two in the U.S., opened in December 2025 in the former Belk space, and Nordstrom closed on May 16, 2026, 30 years after opening its first Texas store there.
New tenants include Aritzia, ALO, Helzberg 1915 and Kids Foot Locker. The owners filed plans for a new northwest entrance and plaza, and the ice rink level is getting a refresh.
The 95-foot holiday tree lights at noon on November 27, 2026. Plans for the former Nordstrom space haven’t been announced, so it’s worth watching if you’re buying nearby.
The Silver Line, opened October 25, 2025, runs 26 miles from Plano to DFW Airport’s Terminal B. Its one North Dallas stop is Knoll Trail, at 15292 Knoll Trail Drive, about a 30-minute ride to the airport by a sample schedule.
Trains run every 30 minutes at weekday peak and every 60 minutes off-peak and on weekends. Knoll Trail has no parking lot, so plan to walk, bike or take a GoLink ride to the station.
Fares start at $3 for a three-hour pass; a regional day pass is $9. For east-side North Dallas, the Red and Orange lines are closer.
Partly. DART’s Red and Orange lines stop at Walnut Hill, Forest Lane and LBJ/Central near US 75 every 20 minutes on weekdays, and the Green Line’s Royal Lane station serves the west side.
GoLink on-demand rides run 5 a.m. to midnight daily in the North Dallas, North Central Dallas and Preston Hollow zones and are included with a $3 three-hour pass. A local day pass is $6.
Most of North Dallas was built around the car, with large blocks and arterial roads, so most households drive. Pockets near the Galleria, the rail stations and the Northaven Trail offer more options.
TxDOT is converting the HOV lanes on US 75 between I-635 and SH 121 into toll-free technology lanes.
On weekdays during peak hours, about 7 to 9 a.m. and 4 to 6 p.m. in the peak direction, the lanes are reserved for carpools, low-emission vehicles and motorcycles. The other 22 hours a day and all weekend, any driver can use them, adding a lane of capacity. The $61 million project was about 98 percent complete in August 2026, with completion expected this fall.
LBJ Freeway has tolled TEXpress lanes next to its free lanes, and the Dallas North Tollway and Bush Turnpike are NTTA toll roads.
Mostly flat. The federal house price index for Dallas County was essentially unchanged in 2025, down 0.1 percent, and the appraisal district described 2026 residential values as flat to slightly up or down.
Values vary widely by ZIP: Zillow’s typical values run about $300,000 in 75254, near $600,000 in 75248 and 75252, about $471,000 in 75287 and above $1 million in 75230. In 75248, listings rose about 56 percent in a year, giving buyers more choice.
With mortgage rates near 7.3 percent, buyers have room to negotiate. Owners should check their appraisal notice each spring and protest by May 15 if it looks high.
A wide range. Much of the area is 1970s and 1980s single-family neighborhoods such as Prestonwood and Northwood Hills. Bent Tree offers golf-course homes and estates, while Preston Royal, near Preston Hollow, has large-lot custom homes.
There are also many condos and townhomes, especially around Park Central, Bent Tree Forest Drive and the Galleria, plus large apartment communities and new rental construction at Dallas Midtown.
Prices run from about $175,000 for some condos to several million for estates. Older homes deserve careful inspections, and condos and HOA communities need a close look at dues, reserves and rules.
Through January 31, 2027, every Dallas sanitation customer pays $40.09 a month plus tax. Starting February 1, 2027, the city splits the fee: homes with curb collection pay $37.76 and homes with alley collection pay $45.22, plus 8.25 percent sales tax.
Many older North Dallas streets have alley service, so the difference, about $7.46 a month before tax, is worth checking on any home you’re considering.
Brush and bulky items are picked up monthly in an assigned week, up to 10 cubic yards. Household hazardous waste goes free to the county’s collection center at 11234 Plano Road with an ID and utility bill.
Dallas Water Utilities charges a monthly customer fee of about $11.27 for a standard meter, plus water by tier, from $2.17 per 1,000 gallons for the first 4,000 to $13.20 above 30,000, and sewer at $6.19 per 1,000 gallons, based on winter use.
The city projected a typical water and wastewater bill of about $81 a month for 2026–27. Stormwater fees rose October 1, to $5.79 to $22.59 a month depending on a lot’s paved and roofed area, to fund drainage and flood work.
Paying by card or phone adds a 3.15 percent surcharge, so bank draft or another method saves money.
Still in court. In 2023 Dallas passed ordinances banning short-term rentals in single-family zoning and requiring registration, but a temporary injunction has blocked them while a lawsuit continues.
On October 23, 2026, the Texas Supreme Court agreed to review the case, City of Dallas v. Dallas Short-Term Rental Alliance, with oral argument set for December 3, 2026. A ruling would come later and could change the rules for North Dallas homes.
If you’re buying with short-term rental income in mind, plan for the possibility that it won’t be allowed in single-family zoning, and check HOA rules, which can be stricter.
Yes. Dallas requires annual registration of rented single-family homes, duplex units and condo units, at $74 per unit since October 1, 2025.
Owners complete a self-inspection checklist and affidavit, and the city inspects at least once every five years. The program’s line is 214-671-RENT (7368).
If you’re buying a North Dallas home to rent, budget for the fee and the inspection, keep records of repairs and confirm HOA leasing rules, which can limit or ban rentals in some condo and townhome communities. If the home is in Collin or Denton County, it’s still inside Dallas city limits, so the same city registration rule applies.
City recreation centers include Fretz (6950 Belt Line Rd.), Campbell Green (16600 Park Hill Dr.) and Timberglen (3810 Timberglen Rd.). A city recreation card costs $15 a year for resident adults, $10 for seniors and nothing for youth.
Branch libraries include Fretz Park (6990 Belt Line Rd.) and Renner Frankford (6400 Frankford Rd.), which also hosts a twice-yearly Friends book sale.
The 9.3-mile Northaven Trail links neighborhoods to the White Rock Creek and Cottonwood Creek trails, and Campbell Green has been planning a renovation. Library cards are free for Dallas residents, and the city’s parks department posts class schedules and facility hours online, so check before you go.
Renner began in 1888 as a stop on the Cotton Belt railroad, named for railroad engineer John A. Renner, and reached about 300 residents by 1915. It later hosted the Texas Research Foundation’s agricultural laboratories and incorporated as a town in the early 1950s.
Facing water and budget problems, Renner joined Dallas after Dallas voters approved consolidation on April 2, 1977; the annexation was finished by 1983. Because Renner straddled county lines, that’s much of why Far North Dallas reaches into Collin and Denton counties.
Nearby Frankford, founded in the 1850s, faded after the railroad bypassed it; its church and cemetery still stand.
Every Dallas ISD student is guaranteed a seat at their zoned school, but families can also apply to choice schools, including magnets, Montessori, STEM and STEAM, P-TECH, dual language and transformation schools.
For 2027–28, applications open November 1, 2026 and Round 1 closes January 31, 2027. Families rank up to five schools, no more than two of them magnets. The Discover Dallas ISD fair is November 7 at Fair Park, Round 1 results arrive February 26 and Round 2 opens March 29.
Richardson, Plano and Carrollton-Farmers Branch ISDs run their own programs and timelines, so check the district for your address.
The Northaven Trail is a paved, 9.3-mile path across North Dallas, from Valleydale Drive in the east to Denton Drive in the west, following a utility corridor through neighborhoods. Its first segment opened in 2012.
On November 13, 2023, a $9.3 million pedestrian and bike bridge over US 75 opened, connecting the trail to the White Rock Creek and Cottonwood Creek trails and creating a continuous route toward White Rock Lake.
The Friends of Northaven Trail plant wildflowers and hold events such as the spring Rhythm & Blooms fundraiser. Homes near the trail get easy access, along with some passing foot and bike traffic.
Answers were verified as of October 28, 2026, from the City of Dallas (budget, sanitation rate, bond election, code compliance and rental registration pages), Dallas Water Utilities, Dallas Park and Recreation, the Dallas Public Library, Dallas County, the Dallas Central Appraisal District, Dallas ISD, Richardson ISD, Plano ISD, Carrollton-Farmers Branch ISD, DART, TxDOT, the Supreme Court of Texas, the Texas State Historical Association, FHFA, Zillow, the Dallas Morning News, D Magazine, WFAA, NBC DFW, CBS Texas, Community Impact, KERA, Chron, CultureMap and Dallas Express. Rates, fees, providers and hours change; verify anything you intend to rely on. Tax figures use 2026 rates: City of Dallas 0.6978; Dallas County 0.248650 if Proposition A passes or 0.224650 if it fails; Parkland 0.212; Dallas College 0.106575; Collin County 0.151414; Collin College 0.08122; Denton County 0.183394; Dallas ISD 0.985735; Richardson ISD 1.1319; Plano ISD 1.03275; CFBISD 0.9481. Some exemption amounts weren’t confirmed. Tax figures are illustrations, not quotes. Valley View plans are proposals pending zoning. The Silver Line trip time is from a sample schedule. Brush and bulky pickup details are from secondary guides; confirm with the city. Historical dates follow the Handbook of Texas and news archives, which differ on some dates. This is general information, not legal, tax, lending, insurance or engineering advice. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Verified numbers and links for North Dallas. Three things to check on every address: that it’s inside Dallas city limits, which county and school district it’s in and whether trash is picked up from the alley or the curb. Start with the green first-week cards; county offices are in blue, health care in red and regional resources in purple.
Start or stop water, sewer and stormwater service by phone or online. A deposit may be billed on your first bill, but it’s waived for owners and buyers, owners 65 and older and customers with good Dallas Water credit. Card and phone payments carry a 3.15 percent surcharge.
214-651-1441 1500 Marilla St., Room 2D South Do this firstFile your homestead exemption by April 30 and protest by May 15 or 30 days after your notice, online through uFile. Collin County parcels use Collin CAD; Denton County parcels use Denton CAD.
dallascad.org 2949 N. Stemmons Fwy. Do this firstVehicle registration, titles and property tax payments inside North Dallas, at the southwest corner of Hillcrest and LBJ, 8 a.m. to 4:30 p.m., with an online wait-time page. Grocery stores including the Kroger at 17194 Preston Rd. handle renewals.
214-653-7811 6820 LBJ Fwy., Suite 1300 Do this firstLook up your collection day by address. The fee is $40.09 a month through January 31, 2027, then $37.76 for curb or $45.22 for alley service, plus tax. Brush and bulky items go out monthly in your assigned week; request service through 311.
311 Dallas Sanitation Services Do this firstDallas has 178 sirens, tested at noon on the first Wednesday of each month, weather permitting. They’re meant for people outdoors, so sign up for weather alerts on your phone as well.
311 Office of Emergency Management City ServicesThe city’s line and Dallas 311 app for code issues, potholes, missed collections, bulk requests and other city services.
311 City of Dallas PoliceSome non-emergencies, such as theft, vandalism and minor accidents, must be reported online through the Dallas Online Reporting System; help line 214-744-4444. The North Central Division covers much of Far North Dallas. Call 911 for emergencies.
214-671-3001 North Central: 6969 McCallum Blvd. Fire & EMSCity-run fire and ambulance service from stations across North Dallas; find your nearest station with the city’s station locator.
Call 911 for emergencies dallascityhall.com PermitsPermits and records go through the DallasNow portal, which replaced the old system in May 2025; use it to look up a home’s permit history. Open weekdays 8 a.m. to 4:30 p.m.
214-948-4480 320 E. Jefferson Blvd., Room 118 RentalsRented single-family homes, duplex units and condos must register every year at $74 per unit, with a self-inspection affidavit and city inspections at least every five years. Short-term rental rules are before the Texas Supreme Court.
214-671-7368 Code Compliance PetsDogs and cats 4 months and older must be microchipped, which replaced city registration; update chip contact information within 30 days of a change.
dallascityhall.com 1818 N. Westmoreland Rd. BuyingUp to $50,000, or $60,000 in high-opportunity areas, as a deferred, forgivable loan for income-eligible buyers inside Dallas city limits, now run by BCL of Texas. The 80 percent of area income limit is $96,900 for a household of four.
214-919-1866 bcloftexas.org/dhap LibraryLibrary cards are free for Dallas residents. Renner Frankford hosts a twice-yearly Friends book sale.
214-670-6421 6990 Belt Line Rd. · 6400 Frankford Rd. (214-670-6100) RecreationCity recreation centers at 6950 Belt Line Rd., 16600 Park Hill Dr. (214-670-6314) and 3810 Timberglen Rd. (214-671-0644). A rec card is $15 a year for resident adults and free for youth.
214-670-6203 6950 Belt Line Rd. TransitRed and Orange line stations at Walnut Hill, Forest Lane and LBJ/Central, the Silver Line at Knoll Trail (no parking) and GoLink on-demand rides. Fares start at $3 for three hours.
214-979-1111 dart.org DisposalFree drop-off for Dallas residents at the county’s Home Chemical Collection Center with ID and a utility bill. Open Tuesday, Wednesday, Thursday and the second and fourth Saturdays.
214-553-1765 11234 Plano Rd. Collin CountyFor the Collin County part of Far North Dallas: Collin CAD in McKinney, weekdays 8 to 4, and the county tax office in Plano (972-881-3014; 900 E. Park Blvd.).
469-742-9200 250 Eldorado Pkwy., McKinney Denton CountyFor Denton County parcels: vehicle and property tax services, Monday through Friday (Wednesday from 10 a.m.), until 4:30 p.m.
940-349-3510 1029 W. Rosemeade Pkwy., Carrollton ElectionsVoter registration and countywide vote centers; Collin and Denton County addresses use their own county elections offices.
469-627-8683 1520 Round Table Dr. LicensesDriver licenses and IDs by online appointment. New residents have 90 days to get a Texas license and 30 days to register a vehicle.
972-394-4530 4600 State Hwy. 121, Carrollton ElectricOncor delivers power and handles outages; shop retail electric plans at PowerToChoose.org. Confirm the provider for any Denton County parcel.
888-313-4747 GasStart or stop natural gas service. For a gas leak, leave the area and call 911.
888-286-6700 InternetOptions vary by street; check the FCC broadband map and each provider.
broadbandmap.fcc.gov Before you digFree utility line locates before you dig for fences or pools.
811 SchoolsServes most of the Dallas County part of North Dallas; use Find Your School. Choice applications for 2027–28 run November 1 to January 31.
dallasisd.org SchoolsServes parts of northeast North Dallas; confirm the zoned campus by address.
risd.org SchoolsServes the Collin County part of Far North Dallas; confirm the zoned campus by address.
pisd.edu SchoolsServes some northwest pockets; use the district’s School Locator.
cfbisd.edu HospitalFull-service hospital with an emergency room on Forest Lane, open since 1974.
medicalcityhealthcare.com 7777 Forest Ln. HospitalFull-service hospital with an emergency room on Walnut Hill Lane.
texashealth.org 8200 Walnut Hill Ln. Help linesPoison Control 1-800-222-1222; 988 for the Suicide & Crisis Lifeline; 211 for Texas health and social services.
1-800-222-1222 Toll roadsTollTag billing for the Dallas North Tollway, the Bush Turnpike and LBJ’s TEXpress lanes. US 75’s new technology lanes are toll-free.
ntta.org Before you buyCheck any parcel against FEMA’s flood map before you buy, especially near White Rock Creek and Cottonwood Creek.
msc.fema.gov BuyingState down payment and mortgage credit certificate programs, with income and price limits.
tsahc.org tdhca.texas.govLinks, phone numbers and addresses verified October 2026 against the City of Dallas (Water Utilities, sanitation, emergency management, permit center, code compliance and animal services pages), the Dallas Police Department, the Dallas County Tax Office, the Dallas Central Appraisal District, Collin CAD, the Collin County Tax Assessor-Collector, Denton County, Texas DPS, BCL of Texas, Dallas County Consolidated Services and the Supreme Court of Texas, and subject to change; if something has moved, tell me and I will correct it. Confirm city limits, county, every taxing unit and the school district for any address on the appraisal district record; North Dallas ZIP codes also reach into Addison, Farmers Branch, Carrollton, Richardson and University Park, and DHAP applies only inside Dallas city limits. Conflicts flagged: third-party guides cite a $50 Dallas Water deposit and disagree on whether online sign-up is available, so call to confirm; the North Central Division is listed at both 214-670-7253 and 214-670-7236; older city sources counted fewer sirens; Collin County’s Plano office hours differ on map listings. Not confirmed for this list: the Dallas Water deposit amount and hours, the 311 number from outside the city, the DCAD and Denton CAD phones, the Fire-Rescue administration line and ambulance billing, Municipal Court locations, tree ordinance contacts, the Animal Services phone, library and recreation center hours and emissions-testing details for Collin and Denton counties. Recreation, library, DART, hospital, utility, Texas 811, NTTA and TSAHC details were carried from earlier October 2026 research. 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.
North Dallas is the part of the City of Dallas north of Northwest Highway, reaching into Collin and Denton counties above LBJ Freeway, home of the Galleria, the Northaven Trail, three DART lines and the Valley View site. Homes run from condos near $300,000 to estates above $1 million, with many 1970s and 1980s neighborhoods near $600,000, and four school districts serve the area. Taxes, schools and even the city can change from one street to the next. I sort out the details that matter, and the awkward parts are named.
North Dallas has three tax stacks, one each for Dallas, Collin and Denton counties. On a $600,000 homestead, 2026 bills run about $8,800 to $11,300, and Dallas County’s rate depends on the November 3 vote. Your 10 percent homestead cap resets when you buy, so your first bill reflects market value. I estimate taxes on your price, not the seller’s bill.
North Dallas ZIP codes are shared with Addison, Farmers Branch, Carrollton and Richardson. On a $600,000 homestead the city share is about $3,349 in Dallas, $3,253 in Richardson, $2,871 in Addison, $2,609 in Farmers Branch and $2,578 in Carrollton. Richardson’s rate is lower, but it has no general homestead exemption. I pull the taxing units before you write an offer.
A North Dallas address can be Dallas ISD, Richardson ISD, Plano ISD or Carrollton-Farmers Branch ISD, all rated B in 2026. On a $600,000 homestead the school share runs from about $3,943 in Dallas ISD, with its extra 10 percent exemption, to about $5,207 in Richardson ISD. I confirm the district by address with each district’s locator.
Many North Dallas homes date from the 1970s and 1980s and sit on expansive clay. I push for a foundation evaluation, a sewer-line camera scope and an electrician’s look at the panel, and I pull the permit history in the city’s DallasNow portal. Before you plan to remove a large tree, I check the city’s tree rules.
Condos and townhomes around Park Central, Bent Tree and the Galleria can carry dues of several hundred dollars a month. Early in the option period I get the resale certificate, budget, reserve study and insurance declarations, and I ask your lender to confirm the project qualifies for your loan type. Leasing limits matter if you may rent it later.
Dallas requires annual registration of single-family rentals, at $74 per unit, with periodic inspections. The city’s 2023 ban on short-term rentals in single-family zoning is blocked in court, and the Texas Supreme Court hears the case December 3, 2026. I run the numbers on a traditional lease until the court rules.
Dallas County values were essentially flat in 2025, and listings rose in parts of North Dallas this year. With rates at 7.32 percent, the highest since 2023, I negotiate on price, repairs or a seller-paid buydown. Above $832,750, you’re in jumbo territory, since Texas has no high-balance tier.
North Dallas has real trade-offs: combined tax rates above $2 per $100 in the Dallas County part, LBJ and Tollway traffic, uncertainty around Valley View and the Galleria, flood zones along White Rock and Cottonwood creeks, a higher trash fee for alley homes starting in February and an unsettled short-term rental ruling. If any of that is a dealbreaker for a specific home, you will hear it from me first.
Confirm city limits and the county on the appraisal record. Second, confirm the school district: Dallas, Richardson, Plano or Carrollton-Farmers Branch ISD. Third, run the full tax stack for that county. Fourth, check alley or curb trash, since the fees split in February 2027. Fifth, check flood maps near the creeks. And sixth, if you plan to rent, register with the city and skip short-term rental plans until the court rules.
North Dallas-specific things to raise with all four. Freddie Mac’s 30-year average was 7.32 percent on October 22, 2026, up from 6.19 percent a year earlier, so ask how a seller-paid buydown compares with a price cut. The 2026 conforming limit is $832,750, and above it you need jumbo financing; the FHA limit for the Dallas–Fort Worth area is about $563,500. Inside Dallas city limits, ask about the city’s DHAP program, up to $50,000 or $60,000 in high-opportunity areas for income-eligible buyers, plus TSAHC and TDHCA programs. Make sure the payment estimate uses the right county, school district and exemptions. 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 inside Dallas city limits, which county and school district it’s in, what the full tax bill looks like, whether trash is alley or curb, whether it touches a floodplain and what’s planned nearby.
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. Full-bill examples apply 2026 rates to a $600,000 homestead: City of Dallas 0.6978 after its 20 percent exemption; Dallas County 0.248650 if Proposition A passes or 0.224650 if it fails, Parkland 0.212 and Dallas College 0.106575 after 20 percent exemptions; Collin County 0.151414 and Collin College 0.08122; Denton County 0.183394 after its 1 percent ($5,000 minimum) exemption; and Dallas ISD 0.985735, Richardson ISD 1.1319, Plano ISD 1.03275 and CFBISD 0.9481 after the $140,000 state exemption, plus Dallas ISD’s 10 percent optional exemption. City comparisons are first-year, city share only: Richardson 0.54218 with no general homestead exemption, Addison 0.5981, Farmers Branch 0.5435 and Carrollton 0.537 after 20 percent exemptions; exemption amounts for those cities are from 2025 or undated sources. Some exemption amounts weren’t confirmed and could change bills by several hundred dollars. The housing-age description is general; the inspection advice is general guidance, not a finding about any property. Rental registration and short-term rental details are from the City of Dallas and the Supreme Court of Texas; a ruling date hasn’t been set. DHAP terms are from BCL of Texas and are subject to funding. The conforming limit is FHFA’s 2026 figure; the FHA limit is from lender tables, so confirm with HUD. The mortgage rate is Freddie Mac’s Primary Mortgage Market Survey for 22 October 2026. School district assignment is determined by address. All real estate services are provided through Legacy Realty Group. Equal Housing Opportunity.
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