Where Dallas’s most powerful families have lived, entertained, and built legacies for over a century. North Dallas’s most coveted neighborhood where estate lots, old money, and architectural prestige converge
Preston Hollow is a Dallas neighborhood, once its own town from 1939 to 1945, now loosely bounded by Northwest Highway, Royal Lane, Midway Road and Hillcrest Road. Redfin’s median was about $1.98 million for the three months ending September 2026, with asking prices from about $750,000 to $25 million. Here are 10 areas, core and adjacent, with dated context.
Listed $3.5M–$17.8M (2026)
The original estate core, platted in the 1930s through the 1950s, with lots commonly from half an acre to several acres.
Listings in 2026 included 6406 Deloache Ave. at $3,495,000 and 5110 Park Ln. at $8,875,000, and a Park Lane estate came to market at $17.8 million in August. These are asking prices, not sales. No mandatory HOA.
Listed near $25M (2026)
Multi-acre, gated estate lots, some backing onto Bachman Creek.
A new spec home on 2.2 acres at 10010 Strait Ln. was listed at $24,999,990 in March 2026; the appraisal district values it far lower. Creek-side lots need a FEMA flood-map check by parcel.
New build listed at $7M (2026)
About 1,200 homes covered by a voluntary homeowners association founded in 1997.
Dues are voluntary and vary by zone. A new home on Joyce Way was listed at $6,999,000 in 2026. The southern edge sits just north of the Preston Center redevelopment.
Median about $3.06M (Mar. 2026)
About one square mile of 1950s and 1960s ranch homes, many being replaced with new construction.
Redfin’s median for its Preston Hollow North area was $3,063,000 in March 2026 on very few sales. A voluntary association covers the area. Listings included Meadow Rd. and Lavendale Ave. homes near $3 million.
Condos & apartments
About 12.6 acres of mid- and high-rise condos and apartments behind the Pink Wall, near Preston Center.
Condo buildings carry mandatory HOAs. A new high-rise is replacing the former Preston Place condos, and the 8300 Douglas office and residential towers are under construction, targeting 2028.
Homes around $2M–$3M (2026)
Homes around Preston Royal Village, the shopping center at Preston and Royal.
A proposed $800 million mixed-use project on 7 acres at the southwest corner won a City Plan Commission recommendation in August 2026; the City Council vote was postponed to November 10. It isn’t approved, and neighborhood opposition is active.
From about $750K (2026)
About 1,200 homes, mostly late-1950s ranches, with a creek, a hike-and-bike trail and two city parks.
A neighborhood association dates to 1996. A Coral Gables Dr. home was listed at $750,000 in 2026, while a 2-acre estate on Leachman Circle had been listed at $5.65 million. It sits just west of the core definition.
Large lots
Larger lots west of Midway Road, including acre-zoned parcels.
One Gaywood Rd. home of about 10,000 square feet sits on 0.82 acres zoned for one-acre lots. Association status for the area wasn’t confirmed.
Average asking about $2.5M (2026)
Rolling, creek-cut lots south of Northwest Highway; part of it lay within the 1939 Town of Preston Hollow.
Annexed by Dallas in March 1943. Redfin’s average asking price was about $2,495,000 in 2026. Bluff View Park covers 2.6 acres. Creek-side lots need a flood-map check.
Postwar homes & rebuilds
About one square mile of 1950s single-story homes near Inwood Village.
Heavy teardown activity since the 2000s put the area on a local preservation group’s endangered list in 2007. It’s adjacent to, not inside, the core Preston Hollow definition.
Swipe or drag sideways to see them all.
Redfin’s Preston Hollow median was $1,981,945 for the three months ending September 2026, at $466 a square foot and 52 median days on market.
Asking prices run from about $750,000 to $25 million, so one estate sale can swing a month.
The nominal 2026 rate runs about $2.25 per $100 before exemptions; Dallas ISD’s $0.985735 is the largest piece.
The city exempts 20 percent of a homestead and $175,000 at 65. Dallas County’s rate goes to voters November 3.
Preston Hollow is part of the City of Dallas, with no official boundary; ZIPs 75225, 75229, 75230, 75220 and 75209 all touch it.
Check the Dallas Central Appraisal District record for the school district on every listing.
The 8300 Douglas towers at Preston Center are under construction, targeting 2028.
The City Council is set to vote November 10, 2026, on the proposed $800 million Preston Royal project.
Preston Hollow is a neighborhood of the City of Dallas in Dallas County, not a separate city. The Town of Preston Hollow incorporated on November 28, 1939, originally covering 79.5 acres at Preston Road and Northwest Highway, and voted to consolidate with Dallas in 1945; sources describe its later size differently. There’s no official boundary. This page uses the common real-estate definition, Northwest Highway to Royal Lane and Midway Road to Hillcrest Road; narrower definitions stop at Walnut Hill Lane and Preston Road, and broader ones run north to LBJ Freeway. Areas marked adjacent sit outside that definition. Association boundaries are from association sites. No official population or land area exists for the neighborhood, so none is given. Prices are Redfin’s three-month median ending September 2026, Redfin’s March 2026 Preston Hollow North median and 2026 asking prices from listings and news coverage, not sales unless stated. They are context, not values. Medians differ widely by source and map boundary. Lot sizes, era and HOA status by area are approximate; Redfin flags about 7 percent of properties as likely flood-exposed, so check FEMA maps for any creek-side parcel. The combined rate uses 2026 rates for the City of Dallas ($0.6978, adopted September 16, 2026), Dallas ISD ($0.985735), Dallas County ($0.24865, subject to a November 3, 2026, tax-rate election; about $2.227 total if it fails), Parkland Hospital District ($0.212, from a secondary source) and Dallas College ($0.106575), before exemptions. Dallas ISD offers the $140,000 state homestead exemption plus a 10 percent local exemption; its adoption date and any city tax ceiling weren’t confirmed. Most of the area is in Dallas ISD; claims that some addresses fall in other districts weren’t confirmed, so check by address. No special districts were found for the area. The Preston Royal project was pending when this was written. School districts are listed at the district level only. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Preston Hollow’s restaurants cluster at its corners: Preston Royal, home to a Chinese kitchen open since 1974 and a wave of 2026 openings, Preston Forest, Preston Hollow Village, Preston Center and Inwood Village, with its 1947 cinema. Here’s a 2026-checked list of 18.
6025 Royal Ln., Ste. 201
A family-run Chinese restaurant at Preston Royal Village since 1974.
Profiled by Garden & Gun in summer 2026.
5959 Royal Ln., Ste. 635
A steak and seafood room that opened in June 2026 in a former liquor store space.
6025 Royal Ln., Ste. 250
Tex-Mex with wood-fired fajitas, opened in August 2026.
Preston Royal Village
A coffee shop and café next to Palladino’s.
5944 Royal Ln.
A pickup and delivery outpost of the longtime Dallas pizza name, reported to open on a short-term lease in 2026.
11700 Preston Rd.
Neapolitan-style pizza at Preston Forest Village, reported open since late 2025.
Preston Forest Village
A seafood and American dining room taking reservations in 2026.
Preston Hollow Village, Walnut Hill Ln.
Tex-Mex at the Walnut Hill and US-75 center, taking reservations in October 2026.
Preston Hollow Village
A sushi bar at Preston Hollow Village.
7949 Walnut Hill Ln.
A New American restaurant reported to have opened in June 2026.
7825 Firefall Way
A Chinese restaurant reported to open in fall 2026.
Preston Hollow Village
The grocery anchor at the Walnut Hill and US-75 center.
Preston Hollow
An American grill with an active 2026 listing; confirm the address before you go.
5974 W. Northwest Hwy.
A beer hall and restaurant at the edge of Preston Center, reported open since spring 2026.
4004 Villanova St.
A French café at the renovated Plaza at Preston Center, just across the line in University Park.
5458 W. Lovers Ln.
A 1947 Art Deco cinema refurbished in July 2026 under a new three-year lease.
5450 W. Lovers Ln., #143
Bagels at Inwood Village, opened in April 2026.
Northwest Hwy. at US-75
The regional shopping center just east of Preston Hollow; Highland Park Village is a short drive south.
Preston Hollow eats and shops at a handful of centers on its edges: Preston Royal, Preston Forest, Preston Hollow Village on Walnut Hill near US-75, Preston Center and Inwood Village. The interior is residential.
Spots marked “Reported” rely on news or secondary coverage.
Compiled October 2026. Listings are from restaurant and center websites, OpenTable, the Advocate, CultureMap, the Dallas Morning News, WFAA, Garden & Gun and secondary blogs, and were not confirmed with owners; call ahead to confirm hours and that a business is still open. Opening dates for Campisi’s To-Go, Pizzana, Ella, Fortune House and CRAFT come from secondary coverage and weren’t confirmed on the businesses’ own sites; Bobbie’s Airway Grill’s address wasn’t confirmed. Several longtime names often associated with the area weren’t confirmed open for 2026 and were left out. Maman Café is in University Park and NorthPark Center is in Dallas just east of the core definition; both are labeled nearby. Dallas voters approved citywide retail beer and wine sales in November 2010; before that, much of North Dallas, including Preston Hollow, was dry for retail sales. 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 Ridge-Top Trail and a Six-Year Town to a Dallas Neighborhood
Long before settlement, the high ground that Preston Road follows was part of an old north–south travel corridor.
Long before surveyors arrived, the ridge that Preston Road now follows was part of a much older route. The Texas State Historical Association’s Handbook of Texas says the Old Preston Road began as part of a major Indian trail running from near present-day St. Louis to southwestern Texas. The ridge mattered because travelers could stay on high ground between forks of the Trinity River and avoid deep creek crossings.
Springs and creeks shaped movement too. A Dallas Morning News archive feature notes that Native peoples and later settlers used Indian Springs, a tributary of White Rock Creek well north of today’s Preston Hollow, and that Cedar Springs farther south served northbound travelers. Sources reviewed don’t document specific village sites inside today’s neighborhood, so this history describes Native peoples at the regional level.
Republic of Texas soldiers turned the old trail into a military and immigrant road, and cattle drives later used it heading north.
According to the Handbook of Texas, soldiers under Col. William Gordon Cooke completed the road in 1843 after surveying a route for the Republic of Texas military road. It began near Preston Bend in present Grayson County, crossed the Red River and ended at Cedar Springs, now part of Dallas. For roughly three decades, until railroads arrived, it was the principal immigrant route into northern Texas.
Cattlemen knew the same road as part of the Shawnee Trail, which the Handbook describes as the earliest and easternmost route for driving longhorns to northern railheads, used before and just after the Civil War through Austin, Waco and Dallas. The road’s name ties to the Red River settlement of Preston; credit to a specific fort or namesake comes from popular histories rather than primary sources.
Peters Colony land claims gave way to farms and dairies, including the Cox homestead that still stands just west of Midway Road.
People Newspapers traces the area’s settlement to the Peters Colony in 1844. A local neighborhood association says settlers homesteaded acreage near today’s Welch Road in 1855 and 1861. Through the late 1800s the land stayed rural, a patchwork of farms and dairies along the Preston Road corridor, with creeks cutting wooded hollows toward the west. Specific farm sites inside today’s neighborhood are thinly documented in the sources reviewed.
The Northaven Park Neighborhood Association says the Cox family bought 189 acres in 1878 and began building a farmhouse at 11210 Cox Lane in 1884; a 2007 Advocate article quotes a descendant dating it to 1880. The homestead sits west of Midway Road, just outside the working boundary. Local lore holds that cattle drives were rerouted onto Cox Lane for a fee, a story sources don’t confirm.
Developers carved rolling farmland north of Northwest Highway into large rural home sites, creating the original Preston Hollow.
Neighborhood histories say developer Ira P. DeLoache bought a farm in 1924 whose parcels became Preston Hollow’s first lots, and D Magazine credits him and partner Al Joyce with developing the land through the 1930s. The Dallas Morning News reports DeLoache marketed the land for rural home sites and built a small sales office at the northwest corner of Preston Road and Northwest Highway, later called the little white house.
The name, per neighborhood histories, came from the dark wooded creeks and hollows running west from Preston Road. Sources conflict on the details: one account says DeLoache bought 100 acres in 1930, and a local historian believed the sales office was built elsewhere and moved to the corner in the mid-1930s. Architect Charles Dilbeck designed several early estate houses in the area during these years.
Residents voted to incorporate a small town to control their own zoning and resist annexation, and ran it from a real estate office.
The Advocate reports that residents already had water through the Preston Road Fresh Water Supply District and schools through the Vickery Independent School District, but some feared annexation by Dallas or University Park and commercial encroachment. Voters approved incorporation in an election held at the DeLoache sales office, and the Town of Preston Hollow was incorporated on November 28, 1939, with a former Dallas mayor as its first mayor.
The town’s records, held by the Dallas Municipal Archives, include a zoning ordinance dated November 7, 1940, and aldermen’s minutes through 1945. The Advocate notes the town voted itself dry in 1940 and later tried a voluntary subscription system to cover expenses. Size figures conflict: the incorporation covered 79.5 acres per the city archives, while other accounts describe a larger area and between about 800 and 1,700 residents.
Strained by septic systems, garbage service and fire protection, voters chose to join Dallas on April 3, 1945, while the Park Cities stayed independent.
The Handbook of Texas links the push to the Bartholomew Plan, a 1943 Dallas master plan whose call for regional unity led city leaders to campaign in early 1945 to annex University Park, Highland Park and Preston Hollow. The Advocate reports Dallas offered local control over liquor sales, promised water and sewer improvements and pledged better roads, while advertisements warned of the high cost of separate water and sewer systems.
According to the Advocate, the Texas Legislature passed a merger bill in March 1945, and Preston Hollow voted on April 3, 1945, approving annexation 300 to 70, about 81 percent; the Park Cities rejected it the same day. City officials celebrated with a bus parade bannered Preston Hollow, Here We Come. Dallas then annexed surrounding county land, and the town hall reverted to a real estate office.
Within two decades, farmland around the old town filled with subdivisions, Preston Center, Preston Royal and a relocated school campus.
The Inwood Theatre opened on May 16, 1947, at Lovers Lane and Inwood Road, just south of the neighborhood. Neiman Marcus opened its second store at Preston Center in 1951, according to a CandysDirt history, and Sanger Brothers followed with what was described as the largest suburban department store in the country; sources date that opening to 1957 or 1958. Developers began Midway Hills, west of Midway Road, in 1954.
At Preston Road and Royal Lane, a shopping center rose on the northeast corner in the mid-1950s, and Preston Royal Village held its grand opening on the northwest corner on September 17, 1959; one later account dates construction to the mid-1960s. The Hockaday School moved to its 100-acre Welch Road campus over Thanksgiving 1961. NorthPark Center opened nearby in 1965, and the two Preston Royal centers merged that year.
As the area matured, debate shifted to density along Northwest Highway, the future of Preston Center and whether stores could sell alcohol.
A 2019 City Plan Commission report lists council actions in 1977 and 1980 in the history of Planned Development District No. 15, the zoning behind the Pink Wall condominium area along Northwest Highway east of Preston Road. Preston Tower, at 29 floors, and The Athena, at 22, anchor that strip. By 1989 the Dallas Morning News reported many Preston Center buildings partly vacant, fueling resident pushback against taller development.
Alcohol rules shaped retail for decades. The old town voted itself dry in 1940, and the 1945 annexation agreement preserved local control over liquor sales. On November 2, 2010, Dallas voters approved citywide retail beer and wine sales with about 65 percent in favor, per NBC 5, and the council canvassed the result on November 10, opening permits in previously dry areas, including much of North Dallas.
A neighborhood-driven area plan, the loss of a condominium building and an EF3 tornado reshaped the debate over what gets rebuilt.
A Preston Center advisory task force formed in 2015, and the Dallas City Council adopted the Northwest Highway and Preston Road Area Plan on January 25, 2017, covering about 1,370 acres in seven study zones, per the City of Dallas. D Magazine notes the plan isn’t legally binding. On March 3, 2017, a seven-alarm fire destroyed the Preston Place condominiums behind the Pink Wall, and its owners later concluded rebuilding wasn’t viable.
On October 20, 2019, an EF3 tornado with winds near 140 miles per hour tracked between Walnut Hill Lane and Royal Lane through Preston Hollow, according to the National Weather Service in Fort Worth. Preston Royal shopping centers and the Royal Lane fire station were heavily damaged, as were several nearby school buildings. A year later, local editors noted parts of the southwest corner of Preston and Royal still hadn’t reopened.
New towers, a revived theater, a record school bond and a pending zoning vote define the neighborhood’s current chapter.
A developer bought the Preston Place site in 2022 and built a 23-story, 213-unit rental tower, per People Newspapers and the Advocate. In Preston Center, the 8300 Douglas project, announced in October 2025, calls for a 12-story office tower, a 17-story residential tower and a rooftop park, with completion targeted for 2028. Landmark Theatres signed a new three-year lease for the Inwood Theatre in 2026 and refurbished it.
On May 2, 2026, Dallas ISD voters approved a $6.2 billion bond, the largest school bond in Texas history. At Preston Road and Royal Lane, an $800 million mixed-use plan with a 19-story condominium tower won City Plan Commission approval on August 6, 2026, over objections from most notified nearby owners. The City Council vote is set for November 10, 2026; existing zoning there allows 54 feet.
Compiled from the Texas State Historical Association Handbook of Texas (Old Preston Road, Shawnee Trail and Bartholomew Plan entries), the Dallas Municipal Archives’ Town of Preston Hollow records, the Advocate’s Preston Hollow history and annexation features, People Newspapers, D Magazine, the Dallas Morning News, CandysDirt, the Northaven Park Neighborhood Association, the City of Dallas planning department, the National Weather Service, NBC 5, Landmark Theatres coverage and Dallas ISD. Sources differ on several points: the town’s size (79.5 acres or about 2 square miles) and population (about 800 to 1,700), when and where the DeLoache sales office was built, the Cox farmhouse date (1880 or 1884), Sanger Brothers’ opening (1957 or 1958) and when Preston Royal was built (1959 or the mid-1960s). The exact 1939 incorporation election date wasn’t confirmed. Preston Hollow has no official boundary; this history uses Northwest Highway to Royal Lane and Midway Road to Hillcrest Road, and notes nearby sites as such. The Preston Royal project was pending when this was written. Private schools are named for history only; school information is otherwise at the district level. Native peoples are described at the regional level. No current officials or residents are named. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
A Mother’s Day Run, a July 4 Parade on Strait Lane and Trains at NorthPark
A 10K, 5K and kids’ races on Mother’s Day, starting at the Aaron Family JCC, 7900 Northaven Rd., and running on the Northaven Trail just north of Royal Lane.
The 38th edition ran May 12, 2024, the 39th May 11, 2025, and the 40th May 10, 2026. Registration fees apply.
The 2027 date hadn’t been posted; Mother’s Day falls on May 9, 2027.
An evening fundraiser for adults 21 and older that supports wildflower plantings along the Northaven Trail. Held May 18, 2024, April 12, 2025, and April 11, 2026.
A community Easter egg hunt just north of Royal Lane, held April 19, 2025, and April 4, 2026, from 10 to 11:30 a.m.
A neighborhood Fourth of July parade, led by a fire truck, that gathers near the Northaven Trail and rolls up Strait Lane, Hallmark Drive and Welch Road to a gathering with the Pledge of Allegiance, music and refreshments.
Held July 4, 2024, and July 4, 2025, and described as annual by People Newspapers. The neighborhood association organizes it.
The 2026 parade wasn’t confirmed in sources reviewed; check with the association before next July.
Dallas’s citywide neighbor gatherings, held October 1, 2024, and October 6, 2026. Preston Hollow associations have hosted parties in past years, including one in Preston Hollow Park; current neighborhood listings weren’t confirmed.
A holiday miniature-train exhibit, now in its 39th year, with about 1,600 feet of track. Proceeds benefit the Ronald McDonald House of Dallas.
It ran November 16, 2024, to January 5, 2025, and November 15, 2025, to January 4, 2026. The 2026–27 run is November 14, 2026, to January 3, 2027, on Level One. Admission is charged.
NorthPark Center sits just east of the neighborhood’s working boundary, at Northwest Highway and US-75.
Free photos with Santa with a donation to the North Texas Food Bank, held on December Saturdays from 2021 through 2024. The 2025 edition wasn’t confirmed during the center’s renovation.
A hike-and-bike trail in the utility corridor just north of Royal Lane, with wildflower plantings and community programs run by its friends group.
A 1947 Art Deco cinema at Inwood Village, refurbished in 2026 under a new three-year lease.
Construction is reshaping the calendar. School campus work canceled a nearby neighborhood’s July 4 parade in 2024 and 2025, The Plaza at Preston Center’s renovation interrupted Santa Days, and the 8300 Douglas towers are under way. The Trains at NorthPark moved to a larger Level One space for 2026–27.
One year of dates only: a fall block party, a Halloween parade in a nearby neighborhood, goat grazing on the Northaven Trail and flags along the trail for July 4. Older parades on Stichter Avenue, Elderwood Drive and Russwood Acres have no recent dates.
Missing: no dated tree lighting at Preston Royal or Preston Hollow Village, no spring home or garden tour inside the neighborhood and no city-run festival. As a Dallas neighborhood, most events come from homeowners associations, churches and nearby centers.
Timing shown is the usual pattern for each event; exact dates, times, prices and locations change from year to year, and organizers’ own sites are the authoritative source. Event details are from People Newspapers, the Advocate, NBC 5, the Ronald McDonald House of Dallas, the JCC, Friends of Northaven Trail, Northaven Church, The Plaza at Preston Center, CultureMap, the Dallas Police Department and Dallas Parks; each event in the seasonal groups was found in at least two years, except as noted. Preston Hollow has no official boundary; “adjacent” marks events on or just across Northwest Highway, Royal Lane, Midway Road or Hillcrest Road, and “nearby” marks events elsewhere in Dallas. National Night Out dates are citywide. Private homes with holiday displays aren’t listed. Listing an event isn’t an endorsement of its organizer. Statements that something is missing mean no reliable source was found, not that it doesn’t exist. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
What to know about Preston Hollow schools:
The ratings: Check TXschools.gov for the current status.
Nearby: Several private schools sit in or next to the neighborhood, including campuses on Welch Road, Preston Road, Walnut Hill Lane and Midway Road.
Want the full breakdown? Read our complete Preston Hollow schools guide →
Preston Hollow sits in Dallas ISD, a district of about 132,000 students that earned a preliminary B (85) for 2026, up from a C (76) in 2023, and won voter approval for a $6.2 billion bond in May. On a $2 million homestead, the school tax runs about $16,360. Confirm the district and campus by address.
Northwest Hwy. to Royal
Homes inside Northwest Highway, Royal Lane, Midway Road and Hillcrest Road are served by Dallas ISD. Highland Park ISD’s pockets of Dallas lie south of Northwest Highway, and Richardson ISD’s lie north of I-635.
Those district lines come from secondary descriptions and weren’t checked against official maps. Confirm any address with Dallas ISD’s attendance-zone maps and the appraisal record.
District-wide
Dallas ISD earned a preliminary B (85) in TEA’s 2026 ratings, up from B (83) for 2025, C (79) for 2024 and C (76) for 2023.
2026 ratings can change through TEA’s appeals process until final ratings post, scheduled for December. The 2019 rating wasn’t confirmed.
Dallas ISD
TEA counted 134,308 students in 2025–26, and fall 2026 opened with about 132,000, per KERA. The Texas Tribune counts about 237 campuses.
District offices are at 9400 N. Central Expressway; the main phone is 972-925-3700. Campus counts vary by source and method.
Dallas ISD
Most of the area feeds Hillcrest High School through Preston Hollow, Arthur Kramer and John J. Pershing elementaries and Benjamin Franklin International Exploratory Academy. The western side feeds Thomas Jefferson High School through Walnut Hill International Leadership Academy, a PK–8 campus.
Zones change block by block, and the northwest edge may feed W.T. White High School. Campus names are listed for organization only; confirm the campus by address.
Dallas ISD
Voters approved Dallas ISD’s $6.2 billion bond on May 2, 2026, the largest school bond in Texas history, with Proposition A at about 75 percent in unofficial results. It funds 26 new campuses replacing 28 schools, renovations everywhere and removal of all 700 portables.
The district projects about a 1-cent tax-rate impact for the average homeowner. Which local campuses will be replaced wasn’t confirmed; check the district’s bond list.
Dallas ISD
The 2026–27 budget of about $1.8 billion projects a $73 million recapture payment to the state and a deficit the district aims to close by 2028–29. Starting certified teacher pay is $68,000.
The budget was adopted May 28, 2026. Recapture is the state’s school finance system for districts with high property wealth per student.
Dallas ISD
Dallas ISD runs choice and magnet schools, Montessori programs and P-TECH and Early College pathways, including P-TECH at Thomas Jefferson. FOX 4 reported that pre-K for 3- and 4-year-olds became free regardless of income in 2026.
Choice and magnet seats require an application. Confirm pre-K eligibility and space with the district.
After exemptions
On an illustrative $2 million homestead, the 10 percent local and $140,000 state exemptions leave $1,660,000 taxable: about $16,360 a year to Dallas ISD.
The 2026 rate is $0.7337 for operations and $0.252035 for debt; the 2025 rate was $0.993835. The board adoption date wasn’t confirmed.
Dallas Central Appraisal District
Dallas ISD exempts $140,000 plus 10 percent of a homestead, adds $95,000 at 65 or with a disability, then caps the school bill at the level of the year you qualify.
The $95,000 appears to combine the state’s $60,000 with a local amount. File Form 50-114 with the Dallas Central Appraisal District. City, county, hospital district and college exemptions are separate.
Preston Hollow
Private schools in or next to the area include The Hockaday School (11600 Welch Rd.), St. Mark’s School of Texas (10600 Preston Rd.), Ursuline Academy (4900 Walnut Hill Ln.), Episcopal School of Dallas (4100 Merrell Rd.), Good Shepherd Episcopal (11110 Midway Rd.), St. Monica Catholic School (4140 Walnut Hill Ln.) and Preston Hollow Presbyterian School (9800 Preston Rd.).
Admission is by application. Listing them isn’t a recommendation.
Preston Hollow addresses are in Dallas ISD, but the feeder pattern changes block by block.
Confirm the district and campus before you write an offer.
On a $2 million homestead, the school line runs about $16,360 a year at $0.985735.
Owners 65 and older get another $95,000 off and a school-tax ceiling.
Dallas ISD earned a preliminary B (85) for 2026, its second straight B.
Final ratings are due in December; check TXschools.gov.
The $6.2 billion bond will replace 28 schools with 26 new campuses and remove all portables.
Pre-K for 3- and 4-year-olds is now free regardless of income, per FOX 4.
Accountability ratings are shown at the district level only; campus ratings are intentionally not shown, and campuses are named only for organization. Ratings change every year, and 2026 ratings remain subject to TEA’s appeals process until final ratings post, scheduled for December; use TXschools.gov for current ratings. TEA notes 2023 and later scores aren’t comparable with earlier years. Ratings are from TXschools.gov, Axios and Dallas Express; enrollment from TEA via the Texas Tribune and KERA. Bond results are unofficial Dallas County figures reported by Dallas Express; budget, recapture and pay figures are from Dallas ISD’s 2026–27 budget announcements. Feeder patterns are from Dallas ISD campus pages and secondary sources; the W.T. White edge and the area’s bond replacement campuses weren’t confirmed. Whether any address inside the boundary is in Highland Park ISD or Richardson ISD wasn’t checked against official maps; secondary descriptions place those districts’ Dallas areas outside it. Preston Hollow has no official boundary; this page uses Northwest Highway to Royal Lane and Midway Road to Hillcrest Road. Private school addresses are from the schools, NCES and the Diocese of Dallas. No current officials are named. The school tax example uses the 10 percent local and $140,000 state homestead exemptions on an illustrative $2 million home near Redfin’s median sale price; it is an illustration, not a quote. 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 Preston Hollow homes actually sold for each month. With 1950s ranch homes on large lots, renovated traditionals, new construction and estates on streets like Strait Lane all trading in one area, the mix of what sold moves this line as much as the market does.
Preston Hollow’s median moves with which homes sold. Redfin’s three-month median ending September 2026 was about $1.98 million, at about $466 a square foot. When the median moves and the square-foot price doesn’t, the mix changed, not the market.
An original ranch valued mostly for its lot, a renovated traditional and a new build can all land on this one line. The chart is not your comp. Your comps match your street, lot size, frontage, age, condition and whether a buyer would keep or replace the house.
Texas is a non-disclosure state, so portal prices are models, and at this level they can miss by hundreds of thousands. This is MLS. Ask for the actual comparable sales and lot sales, plus any deed restrictions or voluntary association rules on the street.
Days on market describes how buyers behaved. Redfin reported a median of about 52 days in the three months ending September 2026. Well-priced homes on sought-after streets still move quickly; overpriced estates wait.
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 timing. Plan for jumbo financing, since most sales here are above the conforming loan limit, and have your lender’s approval ready before you write an offer.
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. With a modest number of sales each month, a single estate or a single lot sale can move the median more than the market did.
Your competition includes new construction across Preston Hollow and the nearby Park Cities and Bluffview markets. Price against true comparables, including lot value, and have your permits, surveys and renovation records ready.
Inventory runs from original ranch homes to new estates. Confirm the tax bill, flood status near the creeks, insurance, any deed restrictions and the zoned Dallas ISD schools by address early, because they affect your plans and 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. Preston Hollow isn’t a separate city; it’s an area inside the City of Dallas, generally described as between Northwest Highway and Royal Lane and between Midway Road and Hillcrest Road, and it spans more than one ZIP code, so MLS area boundaries may not match how the neighborhood is described. The median, price per square foot and days on market are Redfin’s figures for the three months ending September 2026. These charts do not separate new construction, renovated homes and homes sold mainly for the lot. 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 Preston Hollow sits in. A home bought in 2015 is worth about twice its price on the index, with the biggest jump in 2021 and 2022, then flat to slightly down 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 rose about 98 percent, with a jump of about 20 percent in 2022 alone.
It slipped 0.1 percent in 2025, its first annual dip since 2011.
Redfin’s Preston Hollow median was $1,981,945 for the three months ending September 2026, at $466 a square foot and 52 median days on market.
By ZIP, 75225 ran near $2.2 million and 75229 near $894,000. Type over the prefilled price with what you paid.
Dallas County adopted $0.24865, above its voter-approval rate, so Proposition A goes to voters. If it fails, the rate drops to $0.22465.
On a $2 million homestead, the difference is about $384 a year.
On a $2 million homestead at 2026 rates, I estimate about $36,600 a year if Proposition A passes, or about $36,220 if it fails.
Dallas ISD is the largest line at about $16,360; the City of Dallas is about $11,160.
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, 155.22 in 2015, 283.86 in 2022, 307.02 in 2024 and 306.66 in 2025, as last updated March 31, 2026. FHFA describes county indices as developmental and subject to revision, and the annual series does not cover 2026. No neighborhood-specific index was used, and a countywide index may not track Preston Hollow’s own prices. The prefilled dollar figures are derived and illustrative, not published: they apply the Dallas County index to a $2,000,000 anchor near Redfin’s three-month median sale price for Preston Hollow ending September 2026 ($1,981,945). ZIP figures are Redfin’s three-month medians ending August 2026. Preston Hollow has no official boundary, and medians vary by source and map area. The index is built from conforming loans and excludes jumbo lending and all-cash purchases; most Preston Hollow purchases require jumbo loans above the 2026 conforming limit of $832,750, which price differently. 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; Freddie Mac’s weekly 30-year average was 7.32 percent on October 22, 2026. They exclude closing costs, property taxes, insurance, maintenance, improvements and selling costs. Tax examples use an illustrative $2,000,000 appraised homestead, owner under 65, at 2026 rates: City of Dallas $0.6978 after a 20 percent homestead exemption; Dallas ISD $0.985735 after 10 percent and $140,000 exemptions; Dallas County $0.24865 (or $0.22465 if Proposition A fails), Parkland Hospital District $0.212 and Dallas College $0.106575, each after a 20 percent homestead exemption. Owners 65 and older receive a further $175,000 city and $95,000 school exemption, plus a school tax ceiling; county, Parkland and Dallas College over-65 amounts of $100,000 are from a 2025 table. No city tax ceiling was confirmed. The Parkland rate is from a secondary source. Dallas also bills water, sewer, sanitation and stormwater monthly. It is an illustration, not a quote; actual bills depend on certified values, the homestead appraisal cap and each owner’s exemptions. 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.
Preston Hollow is a Dallas neighborhood between Northwest Highway and Royal Lane, zoned in large part for one-acre and 16,000-square-foot lots, with a median sale price near $1.98 million. The trade-offs are real: about $36,600 a year in taxes on a $2 million homestead, steady teardown construction and live fights over density.
Estimated Off-Peak Drive Time from Preston Rd. & Walnut Hill Ln.
Around Town and Beyond
Estimated minutes off-peak from Preston Road and Walnut Hill Lane. These are planning estimates, so check a live map before relying on any of them.
The Dallas North Tollway runs through the area, with Love Field and downtown a short drive south and I-635 just north.
DART GoLink on-demand rides cover the area 5 a.m. to midnight daily, linking to Red, Orange and Green line stations.
The Northaven Trail runs about 8.5 miles, and its bridge over US-75, opened November 13, 2023, links it to the White Rock Creek trails.
Preston Hollow Park covers 7.2 acres, and Netherland Park adds pickleball and tennis.
Dallas Fire-Rescue Station 41, destroyed by the 2019 tornado, reopened on Royal Lane in January 2024.
The Preston Royal Branch Library has served the area since 1964.
Much of the area is zoned R-1ac and R-16, one-acre and 16,000-square-foot minimum lots, rare inside Dallas.
Preston Royal, Preston Forest, Preston Center and Inwood Village put shopping on the edges.
Taxes run about $36,600 a year on a $2 million homestead, and most purchases need jumbo loans.
Teardown construction is steady, and traffic on Preston, Royal and Northwest Highway is a top concern.
The City Council votes November 10 on the Preston Royal towers, and the Texas Supreme Court hears the city’s short-term rental case December 3.
Creek-side lots can sit in a FEMA floodplain.
Drive times are planning estimates from Preston Road and Walnut Hill Lane, drawn from neighborhood guides and route planners, not live traffic or measured routes; check a live map before you rely on them. The UT Southwestern time and the around-town minutes weren’t verified. Rush-hour traffic on the Tollway, US-75 and Northwest Highway can stretch these times considerably. Preston Hollow is a neighborhood of the City of Dallas with no official boundary; this page uses Northwest Highway to Royal Lane and Midway Road to Hillcrest Road. The median is Redfin’s three-month median ending September 2026. Trail, park, fire station, library, transit and zoning details are from Dallas Park and Recreation, TxDOT, Dallas Fire-Rescue coverage, the Dallas Public Library, DART and City of Dallas zoning records; published trail lengths range from 8.2 to 9.3 miles, and zoning varies by parcel. The tax estimate uses 2026 rates and standard homestead exemptions, assumes Dallas County’s Proposition A passes, and is an illustration, not a quote. Redevelopment and short-term rental details were pending when this was written. Flood zones vary by parcel; check FEMA maps by address. No crime, school ranking 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 boundaries, ZIP codes, school zones, tax rates, exemptions and both November propositions to utilities, trash, permits, tree rules, HOAs, short-term rentals, floodplain, construction hours and redevelopment.
No. Preston Hollow is a neighborhood of the City of Dallas. A separate Town of Preston Hollow incorporated on November 28, 1939, but residents voted 300 to 70 on April 3, 1945, to join Dallas.
Today every city service comes from Dallas: police, Dallas Fire-Rescue, Dallas Water Utilities, sanitation, parks, libraries and permits. Owners pay City of Dallas, Dallas ISD, Dallas County, Parkland Hospital and Dallas College taxes.
Some residents have floated the idea of leaving Dallas, but no current state law gives a neighborhood a path to de-annex from a Texas city. Mailing addresses read Dallas, TX, and the city’s rules apply to every lot.
There’s no official boundary; the city has never adopted one, and residents, agents and the media draw different lines. This page uses Northwest Highway to Royal Lane and Midway Road to Hillcrest Road, the definition most residential real estate guides use.
Narrower definitions focus on Old Preston Hollow, from Northwest Highway to Walnut Hill Lane between Preston and Midway. The broadest, cited by a local chamber official, runs from Northwest Highway to LBJ Freeway and from US-75 to Marsh Lane.
For any specific property, rely on the legal description, the plat and the appraisal record, not a neighborhood name in a listing.
The working boundary overlaps five ZIP codes: 75225, 75229, 75230, 75220 and 75209. None belongs to Preston Hollow alone, and each also covers neighboring areas, so a ZIP code alone won’t place a home inside or outside the neighborhood.
For example, the Preston Royal Branch Library at 5626 Royal Ln. is in 75229, while Preston Hollow Park at 6600 Park Ln. is in 75225. Prices differ sharply by ZIP: Redfin’s three-month median ending August 2026 was about $2.2 million in 75225 and about $894,000 in 75229.
When you compare listings or tax records, search by street address and appraisal account rather than ZIP code.
Homes inside the working boundary are served by Dallas ISD. Confirm the district on the property’s appraisal record, then use the district’s school-finder and attendance-zone maps at dallasisd.org to see which campuses serve the address.
Zones change block by block. Most of the area feeds Hillcrest High School, while the western side feeds Thomas Jefferson High School. Attendance boundaries can change, so check again before closing.
Dallas ISD earned a preliminary B (85) in TEA’s 2026 ratings, and voters approved a $6.2 billion bond in May 2026. The district also runs choice and magnet programs with separate applications and deadlines. This page doesn’t rank or recommend individual campuses.
2026 rates per $100 are $0.6978 for the City of Dallas, $0.985735 for Dallas ISD, $0.24865 for Dallas County, $0.212 for Parkland Hospital and $0.106575 for Dallas College, about $2.25 in all before exemptions.
On an illustrative $2 million homestead, owner under 65, I estimate about $36,600 a year: roughly $16,360 to Dallas ISD, $11,160 to the city, $3,980 to the county, $3,390 to Parkland and $1,710 to Dallas College.
If Dallas County’s Proposition A fails, the county rate drops to $0.22465 and the total falls to about $36,220. Bills are due by January 31 and become delinquent February 1. Actual bills depend on certified values and the 10 percent homestead cap.
The City of Dallas exempts 20 percent of a homestead and $175,000 more at 65 or with a disability. Dallas ISD exempts $140,000 plus 10 percent, adds $95,000 at 65 or with a disability and freezes the school tax at a ceiling. The county, Parkland and Dallas College each exempt 20 percent.
File Form 50-114 with the Dallas Central Appraisal District, using the online homestead filing on your property’s account page or by mail. Include a Texas driver’s license or ID showing the home’s address. Filing is free.
The general deadline is April 30, and late applications are accepted up to two years after the delinquency date. Questions: 214-631-0910.
Dallas County adopted a 2026 rate of $0.24865 per $100, 2.4 cents above its voter-approval rate, which sent Proposition A to voters on November 3, 2026.
Community Impact, citing the county, reports the extra 2.4 cents would raise about $102.9 million a year for homelessness reduction, mental-health treatment and housing-stability programs. If it fails, the county rate is $0.22465, still above 2025’s $0.2155.
On a $2 million homestead with a 20 percent county exemption, the difference is about $384 a year. Because of the vote, county tax bills are expected after the election rather than in October. Read the official ballot language before you vote.
City of Dallas Proposition A asks voters to authorize $443 million in general obligation bonds for public facilities: a police training center, a second training complex, an emergency operations and 911 center, a police property room and lab facility, and a replacement for Fire Station No. 4.
The ballot language states that it is a tax increase, and estimated repayment exceeds $629 million. It’s the only city proposition on this ballot, alongside Dallas County’s Proposition A.
Election Day is Tuesday, November 3. Registered Dallas County voters can use any county vote center; find locations and sample ballots at dallascountyvotes.org.
Dallas Park and Recreation lists Preston Hollow Park and Netherland Park in City Council District 13, which has historically covered the former Town of Preston Hollow.
District lines were last redrawn in June 2022 after the 2020 census. Some blocks in the broader Preston Hollow area may fall in District 11 or District 6, especially north of Royal Lane or west of Midway; that wasn’t confirmed for every street in the working boundary.
To confirm the district for a specific address, use the City of Dallas council district lookup on dallascityhall.com or call 311. This page doesn’t name council members.
Dallas Water Utilities bills water, wastewater and sanitation on one monthly statement. To open, change or close an account, call 214-651-1441, weekdays 8 a.m. to 5 p.m., request service online or visit the customer service lobby at Dallas City Hall, 1500 Marilla St.
The residential sanitation fee is $40.09 a month, and the city has proposed separate curb and alley rates starting February 2027. Water customer charges start at about $11 a month on a standard meter before usage.
Some guides report a deposit on the first bill that may be waived with a good payment history; ask when you call. Report main breaks or sewer overflows any time through 311.
Garbage goes in a gray roll cart and recycling in a blue cart, collected from the alley or the curb depending on the block. Recycling frequency is reported differently by different guides, so confirm your schedule in the Dallas 311 app.
Brush and bulky items are picked up once a month during your assigned collection week. Set items out only from the Thursday through Sunday before that week, up to 10 cubic yards.
Once a calendar year you can request an oversize pickup of up to 20 cubic yards through 311. Construction and demolition debris isn’t accepted, so teardown and remodel waste needs a private hauler.
Electricity in Dallas is deregulated. Oncor owns the poles and wires and handles outages, while you choose a retail electric provider, for example through the state’s powertochoose.org.
Natural gas comes from Atmos Energy. Internet comes from private providers, and fiber coverage varies street by street, so check the FCC National Broadband Map for the exact address.
Have your closing date and service address ready when you call. Some electric providers and Atmos may ask for a deposit depending on credit history. Water, sewer and trash come from the city, not these companies.
The Preston Royal Branch Library is at 5626 Royal Ln., Dallas 75229, phone 214-670-7128. It opened on March 21, 1964, and has an auditorium, a study room, clubs and story times in a building of about 12,400 square feet.
Posted hours are Monday and Tuesday 9 a.m. to 5 p.m., Wednesday and Thursday 9 a.m. to 8 p.m., Friday 9 a.m. to 5 p.m. and Saturday 9 a.m. to 4 p.m.; it’s closed Sunday.
A Dallas Public Library card works at every city branch. Check dallaslibrary.org for holiday closures and programs before you go.
Demolition and new construction need permits from the City of Dallas Development Services department, and every job site must post a sign listing permitted work hours and 311 for complaints.
Tree rules matter. Under Article X, lots under two acres with an existing single-family home are generally exempt from tree-removal permits, but that exemption ends once a demolition permit is requested. Vacant lots, lots of two acres or more and demolition sites need a permit to remove protected trees, and parkway trees always do.
Confirm the parcel’s zoning first; much of the area is R-1ac or R-16, which set one-acre and 16,000-square-foot minimum lots and their own setbacks.
Most of Preston Hollow has no mandatory HOA. Standards for neighboring lots come from city zoning, setbacks and tree rules rather than covenants.
Voluntary associations cover parts of the area, including Preston Hollow East, Preston Hollow North and Northaven Park. They follow zoning cases and city issues and may collect voluntary dues, but they can’t enforce design standards unless recorded deed restrictions exist.
Some subdivisions do have recorded restrictions, and condominium buildings near Preston Center carry mandatory HOAs. Ask your title company to pull the recorded plat and any restrictions for the property before you commit.
It’s unsettled. In June 2023 Dallas adopted ordinances banning short-term rentals of under 30 days in single-family zoning, which covers most of Preston Hollow, and setting registration rules with fines up to $2,000.
A Dallas County court blocked both with a temporary injunction in December 2023, and an appeals court largely upheld that order in 2025. On October 23, 2026, the Texas Supreme Court agreed to hear the city’s appeal and set oral argument for December 3, 2026.
Until the court rules, enforcement remains limited. Get legal advice before buying with rental income in mind.
Some are. Flood risk here follows the creeks, including Bachman Branch and its tributaries, which run southwest through Bachman Lake to the Elm Fork of the Trinity River. The U.S. Geological Survey documented a major flood on Bachman Branch and Joes Creek in 1962.
Some lots near these creeks sit in FEMA’s 1 percent annual-chance floodplain, where lenders require flood insurance for federally backed loans. Redfin flags about 7 percent of properties as likely flood-exposed.
Check any address on FEMA’s Flood Map Service Center, ask for the seller’s flood disclosure and any elevation certificate, and talk to the city’s floodplain office before building or adding fill.
Dallas City Code presumes construction noise on or next to a residence is offensive outside 7 a.m. to 7 p.m. Monday through Friday and 8 a.m. to 7 p.m. on Saturdays and legal holidays.
The rule covers building, excavation, demolition, alteration and repair. Sunday work near homes generally isn’t allowed without an exception, and contractors can apply for a noise waiver in special cases.
Every job site must post a sign quoting these hours and telling the public to report violations to 311, which answers around the clock. Garbage collection near homes is separately barred from 10 p.m. to 7 a.m.
The biggest pending case covers a 7-acre site at the southwest corner of Preston Road and Royal Lane, vacant since tornado-damaged offices were demolished. The $800 million plan includes towers of up to 240, 210 and 190 feet plus retail; current zoning allows 54 feet.
The City Plan Commission approved it 10 to 4 on August 6, 2026, and the Dallas Morning News reported that nearly 92 percent of notified owners opposed it. The City Council vote is set for November 10, 2026.
Separately, the 8300 Douglas office and residential towers near Preston Center are under construction, targeting 2028.
Call 311 for potholes, missed trash, code complaints, water emergencies and noise; from outside the city, call 214-670-3111, or use the Dallas 311 app. Call 911 for emergencies. The police non-emergency line is 214-744-4444.
DART customer information is 214-979-1111. Book GoLink rides in the GoPass app or at 214-515-7272; the Preston Hollow zone runs 5 a.m. to midnight daily. Nearby rail stations include Walnut Hill, Park Lane and Forest Lane on the Red and Orange lines and Royal Lane on the Green Line.
Dallas Water Utilities is 214-651-1441, and the appraisal district is 214-631-0910.
Answers were verified as of October 27, 2026, from the City of Dallas, Dallas Water Utilities, Dallas Sanitation, Dallas Park and Recreation, the Dallas Public Library, Dallas Fire-Rescue coverage, DART, the Dallas Central Appraisal District, Dallas County, Dallas ISD, the Texas Education Agency, TxDOT, the U.S. Geological Survey, FEMA, KERA, Community Impact, People Newspapers, the Advocate and the Dallas Morning News. Rates, fees, providers and hours change; verify anything you intend to rely on. Preston Hollow has no official boundary; this page uses Northwest Highway to Royal Lane and Midway Road to Hillcrest Road. Both Propositions A, the Preston Royal vote and the short-term rental case were pending when this was written. Council districts beyond District 13, recycling frequency, the water deposit, the police non-emergency number, Sunday construction rules, the proposed sanitation split and association boundaries weren’t confirmed. The $2 million tax example is an illustration, not a quote. School ratings are district-level 2026 ratings subject to TEA appeals. 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 Preston Hollow, a neighborhood of the City of Dallas. Three things to check on every address: its zoning and floodplain status, its Dallas ISD attendance zone and whether your homestead exemption is filed. Start with the green first-week cards; county offices are in blue, health care in red and regional links in purple.
Start, stop or transfer water, sewer and sanitation service, then pay bills on DallasGo, which replaced ePay.
214-651-1441 City Hall, 1500 Marilla St. Do this firstHomestead and over-65 exemptions (Form 50-114), values and online protests.
214-631-0910 2949 N. Stemmons Fwy. Do this firstProperty tax bills for the city, Dallas ISD, county, Parkland and Dallas College on one statement.
214-653-7811 500 Elm St., Ste. 1200 Do this firstEmergency alerts by text, voice and email, targeted by address; text DALLAS to 67283.
DallasAlert.com Do this firstEnter an address to see its assigned attendance zones; 2026–27 zone maps are posted.
972-925-3700 Do this firstFind your monthly brush and bulky week; set out up to 10 cubic yards starting the Thursday before.
311 City HallMain portal for city departments, meetings and notices.
214-670-3111 1500 Marilla St. 311Report potholes, missed pickups and code issues online, in the app or by phone; dial 311 inside the city.
214-670-3111 PermitsApply for building, remodel and demolition permits and schedule inspections online.
214-948-4480 320 E. Jefferson Blvd. ZoningCity summaries of minimum lot size, setbacks and height for the area’s main single-family districts.
214-948-4480 ZoningThe 16,000-square-foot district: 35-foot front yard and 30-foot height limit.
214-948-4480 Zoning casesThe Preston Royal rezoning goes to the City Council on November 10, 2026; check the city’s zoning case pages for documents.
214-948-4480 TreesTree surveys, removal permits and replacement rules; filing a demolition permit brings a lot under them.
214-948-4480 FloodFloodplain status and permits for pools, fences and decks in mapped flood areas.
214-671-2219 2245 Irving Blvd. NoiseWork near homes is allowed 7 a.m. to 7 p.m. weekdays and 8 a.m. to 7 p.m. Saturdays and holidays.
311 PoliceNon-emergency reports. Call 911 for emergencies.
214-744-4444 LibraryA free Dallas library card works at every branch; this one has served the area since 1964.
214-670-7128 5626 Royal Ln. RecreationA city rec center with a gym, fitness center, pool and meeting rooms.
214-670-7112 10011 Midway Rd. ParksA 7.2-acre park from 1947 with a pavilion, playground, ball field, tennis and trails.
311 6600 Park Ln. CourtSearch and pay citations online.
214-670-0109 2014 Main St. ElectionsVote centers and sample ballots, including the city and county Propositions A on November 3, 2026.
469-627-8683 1520 Round Table Dr. DeedsFree email alerts when any document is recorded against your property.
214-653-7099 500 Elm St., Ste. 2100 Power linesOutages and streetlights; you choose your own retail electric provider.
888-313-4747 Electric plansThe state’s site for comparing retail electric plans.
powertochoose.org GasNatural gas service. If you smell gas, leave and call 911 or Atmos.
866-322-8667 InternetCheck which internet providers serve a specific address.
broadbandmap.fcc.gov Before you digCall two business days before digging for fences, pools or landscaping.
811 SchoolsTransfer and choice applications; seats depend on space at each campus.
972-925-3700 SchoolsDetails on the $6.2 billion bond voters approved May 2, 2026.
dallasisd.org Before you buyCheck the exact parcel, especially near Bachman Branch and its tributaries.
msc.fema.gov HospitalA full-service hospital with a 24/7 emergency department, a few miles east on Walnut Hill Lane.
214-345-6789 8200 Walnut Hill Ln. HospitalDallas County’s public hospital on the Harry Hines medical corridor.
214-590-8000 5200 Harry Hines Blvd. Help linesPoison Control 1-800-222-1222; 988 for the Suicide & Crisis Lifeline; 211 for community services.
1-800-222-1222 TrailThe group behind the Northaven Trail’s plantings, events and the Bagel Run course.
northaventrail.org NeighborsA voluntary association covering the area east of the Tollway.
pheha.org NeighborsA neighborhood association just west of the core, with history and event pages.
npna.org NewsNeighborhood news, including zoning, restaurants and history.
advocatemag.com NewsPreston Hollow and Park Cities news, including council and development coverage.
peoplenewspapers.com TransitOn-demand GoLink rides 5 a.m. to midnight plus rail at Park Lane, Walnut Hill and Forest Lane; book GoLink at 214-515-7272.
214-979-1111 AirportsThe nearest commercial airport, about 8 minutes off-peak.
dallas-lovefield.comLinks, phone numbers and addresses compiled October 27, 2026, from the City of Dallas (Dallas Water Utilities, Sanitation, Office of Emergency Management, Planning and Development, the city arborist, floodplain management, noise rules, the police, the library, Park and Recreation and the municipal court), the Dallas Central Appraisal District, Dallas County, Dallas ISD, Parkland Health and Texas Health Resources. Phone numbers and page addresses change; confirm before you rely on one. Dallas water bills moved from ePay to DallasGo. An older city brochure lists 214-948-4690 for floodplain management; this directory uses the current page’s 214-671-2219. Some city pages, including 311, council district lookup and zoning case documents, are linked to the city’s home page because direct links weren’t confirmed, and the arborist page address appears to be a legacy link. The Oncor, Atmos, Power to Choose, FCC, Texas 811, FEMA, DART, Love Field and help-line links and the association sites weren’t reopened this cycle. Preston Hollow has no official boundary; this page uses Northwest Highway to Royal Lane and Midway Road to Hillcrest Road. Hospital and airport distances are estimates. 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.
Preston Hollow was its own town from 1939 until residents voted 300 to 70 to join Dallas in 1945. Today it’s a Dallas neighborhood with no official boundary, acre-zoned lots, steady rebuilding and a live debate over density at its commercial corners. I sort out the details that matter here, and the awkward parts are named.
The city has no official boundary, and listings stretch the name across five ZIP codes. Before trusting a headline, confirm the parcel’s zoning, floodplain status, council district and Dallas ISD attendance zone, which can change block by block. I check all four on every address.
At 2026 rates, I estimate about $36,600 a year on a $2 million homestead, with Dallas ISD the largest line. The city exempts 20 percent and $175,000 at 65; school districts exempt $140,000 plus $60,000 at 65 statewide. County Proposition A moves the bill about $384. I model your actual account.
R-1ac lots need one acre, a 40-foot front yard and a 36-foot height limit; R-16 lots need 16,000 square feet and top out at 30 feet, both with 40 percent coverage. Filing a demolition permit brings the lot under the city’s tree rules, with surveys and replacement. Budget for an arborist before you close on a teardown.
Redfin’s median was about $1.98 million for the three months ending September 2026, at $466 a square foot, while a Q4 2025 brokerage report put the average near $2.6 million. Many sales are priced on land, so I compare price per square foot of land and house, matched on zoning and floodplain. Most purchases here need jumbo loans.
The Preston Royal case would allow towers of up to 240 feet on a 7-acre corner zoned for 54 today; the City Council votes November 10, after 261 of 283 notified owners opposed it. For nearby homes, the questions are traffic, height transitions and precedent. I’ll walk you through what any outcome means for a specific street.
Dallas’s 2023 ordinance would bar rentals under 30 days in single-family zoning, with fines up to $2,000; an injunction has blocked enforcement. The Texas Supreme Court hears the city’s appeal December 3, 2026. I tell investors to underwrite long-term rents only and to read the deed restrictions.
Preston Hollow has real trade-offs: taxes near $36,600 on a $2 million home, steady teardown construction, traffic on Preston and Royal, creek floodplain along Bachman Branch and a 2019 tornado that still shapes insurance questions. Older homes on clay need foundation and drain-line checks. If any of that is a dealbreaker, you will hear it from me first.
Confirm the zoning district, R-1ac, R-16 or another, on the city map. Second, look up the Dallas ISD attendance zone for the exact address. Third, check the floodplain, especially near Bachman Branch. Fourth, get a tree survey before planning a teardown. Fifth, file your homestead and over-65 exemptions with the Dallas Central Appraisal District. And sixth, sign up for the county’s property fraud alert after closing.
Preston Hollow-specific things to raise with all four. Freddie Mac’s 30-year average was 7.32 percent on October 22, 2026. Most purchases here exceed the 2026 conforming limit of $832,750, so compare jumbo terms, reserves and rate locks. Make sure the payment estimate uses Dallas taxing units, about $2.25 per $100 before exemptions, plus the city water, sewer and sanitation bill. 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 the Preston Hollow area or just outside it, which school district it’s in, whether a floodplain applies, what the zoning allows today and what the full tax bill and city utility costs look like.
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. The tax estimate is mine, for an illustrative $2 million homestead, owner under 65, at 2026 rates: City of Dallas $0.6978 after a 20 percent exemption; Dallas ISD $0.985735 after $140,000 and 10 percent exemptions; Dallas County $0.24865 (or $0.22465 if Proposition A fails), Parkland Hospital $0.212 and Dallas College $0.106575, each after 20 percent exemptions. Dallas ISD publishes a $95,000 over-65 exemption, which appears to include the state’s $60,000; confirm exemptions on the appraisal record. Lot standards are from the Dallas Development Code, section 51A-4.112; tree rules from the city arborist. Market figures are Redfin’s three-month median ending September 2026 and a Q4 2025 brokerage report, on small samples; mortgage rates are Freddie Mac weekly averages; the conforming limit is FHFA’s. Preston Royal details are from the Dallas Morning News, People Newspapers and CandysDirt; sources differ on the current height limit (54 or 45 feet). Short-term rental details are from KERA and court orders. Inspection items are general North Texas practice, not findings about specific homes. Preston Hollow has no official boundary; this page uses Northwest Highway to Royal Lane and Midway Road to Hillcrest Road. Historical facts are from the Advocate and the Dallas Municipal Archives. School campus assignment is determined by address. All real estate services are provided through Legacy Realty Group. Equal Housing Opportunity.
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Waxahachie, TX 75165
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