Moving to Dallas: how Preston Hollow, the Park Cities and Lakewood really differ

Three different answers to the same question

The short version: the Park Cities, meaning Highland Park and University Park, are two small separate municipalities with their own public school district; Preston Hollow is a neighborhood inside the city itself, known for larger lots and a wide range of house sizes, where many families choose private schools; and Lakewood is an East Dallas neighborhood near White Rock Lake with older homes and a strong neighborhood identity. The right choice depends on how you weigh public schools, lot size, commute and the feel of the streets. Spend a day in each before deciding.

I am Andy Scott with Dave Perry-Miller Real Estate. I was born here into a family that has been in real estate for generations, my father sold homes in Preston Hollow and the Park Cities from the 1970s through the 1990s, and I have spent fifteen years helping buyers, many of them new to the city, find the right house in these neighborhoods. Here is how I explain the differences before anyone tours a single home.

The Park Cities: two small towns inside a big city

Highland Park and University Park are often called the Park Cities. They are separate municipalities, with their own city governments and services, surrounded by the larger city. University Park is home to Southern Methodist University. Both are compact, walkable in many areas and close to the center of the city.

For many families the main draw is the school district. Highland Park Independent School District says it serves Highland Park, University Park and a small part of North Dallas. That makes the school district boundary one of the most important lines on the map when you are looking here, and it is worth confirming the district for any specific address before you make an offer.

Lots tend to be smaller than in Preston Hollow, and older homes are frequently replaced with new construction. Expect a mix of renovated originals and newer houses on the same block, and expect buyers to be paying for location and schools as much as for square footage.

Preston Hollow: room to spread out within Dallas

Preston Hollow sits north of the Park Cities, within the city limits. It is known for larger lots, mature trees and a wide range of homes, from mid-century ranches on generous parcels to substantial estates and newer construction. The feel varies a great deal from one pocket to the next, so it is less one neighborhood than a collection of them.

Public schools here are part of Dallas ISD, and many Preston Hollow families also look at the private schools in the area. If schools drive your decision, find out which public schools serve a specific address and visit the ones you are considering. Families who want space and privacy close to the center of the city often end up here. Because lots and houses vary so much, two homes at similar prices can offer very different things, one a renovated older house on a large lot and the other a newer house on a smaller one. Seeing both early helps you decide what you value.

Lakewood: character and the lake

Lakewood is in East Dallas, near White Rock Lake, with its trail and open space. The neighborhood is known for older homes in a variety of styles, mature trees and a strong sense of community, with local shops and restaurants close by. People who choose Lakewood often talk about the feel of the streets and the access to the lake as much as the houses.

Like Preston Hollow, Lakewood is inside the city limits and is served by Dallas ISD. Houses and lots vary widely, and renovation quality ranges from untouched originals to complete remodels, so careful comparison matters when you are pricing an offer.

Lakewood also suits buyers who like an established neighborhood with a long history and who would rather renovate an older house over time than buy new. If you are drawn to it, spend a Saturday morning at the lake and an evening on the neighborhood streets before you decide.

Other close-in neighborhoods worth a look

Depending on how you want to live, a few other areas deserve a visit. Uptown offers high-rise and townhome living close to restaurants and offices, with little or no yard to maintain. Kessler Park, in north Oak Cliff, has hilly streets, older homes and quick access to downtown. And the neighborhoods just north and east of the Park Cities offer more options at different price points.

If you are planning a move and want help narrowing the list before your first trip, I am glad to talk. A short call about your work location, schools, budget and the kind of street you want usually cuts the list in half.

Commutes, daily life and which area fits whom

Where you work should shape where you look. The Dallas North Tollway and Central Expressway carry much of the north-south traffic through the Park Cities and Preston Hollow, and Love Field airport is a short drive west of the Park Cities. Lakewood is east of downtown, which suits people who work downtown or on the east side. Kessler Park and Uptown are closest to downtown itself.

Drive your likely commute at the hour you would actually make it, not on a Sunday afternoon. A route that takes fifteen minutes at midday can take much longer at rush hour, and that difference matters every working day. If you travel often for work, factor in how far each neighborhood is from the airport you would use most.

As a starting point, this is how priorities tend to map onto neighborhoods. Treat it as a first sort, not a rule; every area has exceptions, and a visit tells you more than any summary.

• Want public schools in a compact, walkable town: start with the Park Cities
• Want a larger lot and more privacy close in: look at Preston Hollow
• Want an established neighborhood near the lake: look at Lakewood
• Want a short commute and little upkeep: look at Uptown

Schools: what to verify before you fall for a house

School boundaries do not always follow neighborhood names, and they can change. A house described as being in a particular area may not be zoned to the school you expect. Before you write an offer, confirm the district and the specific campuses for the address directly with the school district, and do not rely on a listing description or a map you found online. I will help you check, but the district's answer is the one that counts, and it is worth having in writing before the option period ends.

If you are considering private schools, start the admissions conversation early. Many families find that the timing of school applications shapes the timing of the move as much as the housing market does.

• Confirm the school district for the exact address with the district itself
• Visit the campuses you are considering and ask about enrollment
• Check private school application timelines if relevant
• Ask whether any boundary changes are under discussion

Taxes and the real monthly cost of living here

Texas has no state personal income tax, which is often part of the appeal for people moving here. Local services and schools are funded largely through property taxes instead, so your property tax bill is a significant part of the cost of owning a home. When you compare houses, compare the estimated annual property tax along with the mortgage payment.

The Dallas Central Appraisal District appraises property for tax purposes on behalf of local taxing units across the county, and its website lets you look up the appraised value of any property. Once you own and live in the home, apply for the residence homestead exemption. The Texas Comptroller explains that school districts must provide a $140,000 exemption on a residence homestead, and the general filing deadline is before May 1. My guide to the first year after buying covers that and other early steps.

Planning a scouting trip that ends in a decision

Most relocating buyers have limited time to look, so the trip needs a plan. Before you arrive, we narrow the neighborhoods based on your priorities, review homes by video and list the ones worth seeing in person. Get pre-approved with a lender before the trip so you can act if the right house appears; how a buyer goes from unsure to approved explains what that involves.

During the trip, drive your likely commute at rush hour, walk the streets on a weekday evening and visit schools. By the end, most families know which neighborhood feels right. My guide to buying from first showing to closing shows what happens next, and the mistakes buyers make when competing is worth reading before you write your first offer.

Getting oriented with someone who grew up here

Some newcomers rent for a few months first, to learn the city before buying. Others buy on the first trip. Both can work, and the right choice depends on how certain you are about schools, work location and the kind of house you want. I help with either, including leasing.

When we start, I ask about your work, your children, how you spend weekends and what you liked and disliked about where you live now. Then I show you the neighborhoods that fit, explain the tradeoffs honestly and help you find the house. My firm is part of the Ebby Halliday companies, with offices across the area, so if your search widens beyond these neighborhoods, there is help there too.

Questions people ask me