Preston Hollow vs North Dallas (Houston, University Park: sales, real estate, rent)

[Vacation101]

What divides Preston Hollow from North Dallas? Is Preston Hollow a neighborhood within North Dallas? If I do a search for homes in Preston Hollow, I seem to pull up a lot of listings that are in North Dallas. Are property values similar? We drove through both neighborhoods, and liked the feel of both, but wondering whether one has more stable property values than the other. We're on the fence about whether to buy or rent and if we opt for the former, I'd like to ensure that property values are at least stable. Any thoughts?

Strangely, I didn't like Highland Park very much, which seems to be a popular area on this forum. Guess that's a good thing since property values seem higher (per sq ft basis) than in PH/North Dallas.

[TurtleCreek80]

Originally Posted by Vacation101

What divides Preston Hollow from North Dallas? Is Preston Hollow a neighborhood within North Dallas? If I do a search for homes in Preston Hollow, I seem to pull up a lot of listings that are in North Dallas. Are property values similar? We drove through both neighborhoods, and liked the feel of both, but wondering whether one has more stable property values than the other. We're on the fence about whether to buy or rent and if we opt for the former, I'd like to ensure that property values are at least stable. Any thoughts?

Preston Hollow was once it's own independent town. Dallas incorporated it in the 1930's (or around there). The boundaries of the old town are Midway to the west, Northwest Highway to the south, Preston to the east, and Walnut Hill to the north. This is the neighborhood that is now refered to as "Old Preston Hollow" or "the Estate area" of Preston Hollow or simply, "the honeypot." These are the biggest lots and highest price real estate. Also home to quite a few of Dallas' billionaires (Mark Cuban, Tom Hicks, etc).

North Dallas is a land area between Midway/Marsh and 75, and south of LBJ-635 but north of the Park Cities. Many different neighborhoods make up "North Dallas" - Jan Mar, Northaven Estates, the Meadows, Melshire Estates, Strait Lane, Hockaday estates, Disney Streets, etc. You will see a lot of real estate listings call these North Dallas neighborhoods "Preston Hollow" to capitalize on the cachet.

Property values are steady and even climbing a bit in this area. It is the second highest value area (median sales price) in DFW area, behind the Park Cities. It is well located to both downtown and Love Field, as well as dozens of the top private schools in Dallas. Hockaday, St Mark's, ESD, Ursuline, Jesuit, etc are all within the North Dallas area. Over half the families choose private - if you have kids, something to think about.

Originally Posted by Vacation101

Strangely, I didn't like Highland Park very much, which seems to be a popular area on this forum. Guess that's a good thing since property values seem higher (per sq ft basis) than in PH/North Dallas.

The Park Cities (Highland Park & University Park) are so highly priced due two main reasons:
1. Highland Park ISD - hands down, best public school system in the state and a top 30 nationally ranked public high school. It's basically like taxpayer funded private schools. 85% of high school upperclassmen take AP (college level) classes, far more than any other DFW public school. If you have kids, I would reconsider HPISD as it will save you $15-25k per child per year in tuition.

2. City services of Town of HP and City of UP- they are basically a "concierge" service.
*You can ask them to haul away bulk trash at request (vs waiting until the 4th week of the month in Preston HOllow/ North Dallas, which have City of Dallas services).
*Your alarm system is hooked up straight to the police dept. There is NO crime whatsoever (other than a bit of stupid, left my LV bag in my unlocked car kind of crime) vs Preston HOllow/ North Dallas where there definitely is more crime and less patrol (or homewoner paid extra patrol).
*Call 911 and someone will be there in 2 minutes or less. I've seen it happen quite a few times. Try waiting for a Dallas PD to come see your broken into car.......

[pinipig523]

I drove there and looked at a few homes in both PH and UP/HP. TC is right.

The main difference I noted was the feel and the schools. You will be paying for private if you go to PH (more than likely) and that will put a dent to your budget. Might as well go to Park Cities.

[CREW747]

In my opinion,if your budget is about $800,000 plus there is no better option for a suburb in Texas than Highland Park/University Park

[Lakewooder]

The real estate agents have 'expanded the boundaries'. I believe that Preston Hollow has a higher income than the Park Cities and it's a lot more private. You don't really have to get into the silly pissing contests in which some Parkies participate. There are good public school options but of course "some people" would look down their noses at them...minorities oh the horror...

[EDS_]

Originally Posted by TurtleCreek80

Preston Hollow was once it's own independent town. Dallas incorporated it in the 1930's (or around there). The boundaries of the old town are Midway to the west, Northwest Highway to the south, Preston to the east, and Walnut Hill to the north. This is the neighborhood that is now refered to as "Old Preston Hollow" or "the Estate area" of Preston Hollow or simply, "the honeypot." These are the biggest lots and highest price real estate. Also home to quite a few of Dallas' billionaires (Mark Cuban, Tom Hicks, etc).

North Dallas is a land area between Midway/Marsh and 75, and south of LBJ-635 but north of the Park Cities. Many different neighborhoods make up "North Dallas" - Jan Mar, Northaven Estates, the Meadows, Melshire Estates, Strait Lane, Hockaday estates, Disney Streets, etc. You will see a lot of real estate listings call these North Dallas neighborhoods "Preston Hollow" to capitalize on the cachet.

Property values are steady and even climbing a bit in this area. It is the second highest value area (median sales price) in DFW area, behind the Park Cities. It is well located to both downtown and Love Field, as well as dozens of the top private schools in Dallas. Hockaday, St Mark's, ESD, Ursuline, Jesuit, etc are all within the North Dallas area. Over half the families choose private - if you have kids, something to think about.




The Park Cities (Highland Park & University Park) are so highly priced due two main reasons:
1. Highland Park ISD - hands down, best public school system in the state and a top 30 nationally ranked public high school. It's basically like taxpayer funded private schools. 85% of high school upperclassmen take AP (college level) classes, far more than any other DFW public school. If you have kids, I would reconsider HPISD as it will save you $15-25k per child per year in tuition.

2. City services of Town of HP and City of UP- they are basically a "concierge" service.
*You can ask them to haul away bulk trash at request (vs waiting until the 4th week of the month in Preston HOllow/ North Dallas, which have City of Dallas services).
*Your alarm system is hooked up straight to the police dept. There is NO crime whatsoever (other than a bit of stupid, left my LV bag in my unlocked car kind of crime) vs Preston HOllow/ North Dallas where there definitely is more crime and less patrol (or homewoner paid extra patrol).
*Call 911 and someone will be there in 2 minutes or less. I've seen it happen quite a few times. Try waiting for a Dallas PD to come see your broken into car.......

Minor quibbles:
1. Almost every home in PH is served by some sort of private enhanced security. Like off duty Dallas LEOs in squad cars.

2. The spirit of your outline of OPH is correct but Tom Hicks' estate is just north of Walnut Hill.

[TurtleCreek80]

Originally Posted by EDS_

Minor quibbles:
1. Almost every home in PH is served by some sort of private enhanced security. Like off duty Dallas LEOs in squad cars.

2. The spirit of your outline of OPH is correct but Tom Hicks' estate is just north of Walnut Hill.

You are correct re: Tom Hicks.

Do the private patrols respond to 911 calls? Or just keep a watchful eye? I was always under the impression it was more of a crime watch service than an emergency response solution.

[Vicman]

HPISD also covers a little bit of Dallas. But some of Highland Park is actually in DISD

[TurtleCreek80]

Originally Posted by Vicman

HPISD also covers a little bit of Dallas. But some of Highland Park is actually in DISD

Yes, thanks for pointing out those 10 square blocks that don't line up........

Don't you live in Houston?

[Vicman]

Originally Posted by TurtleCreek80

Yes, thanks for pointing out those 10 square blocks that don't line up........

Don't you live in Houston?

I do

Honestly I think those 10 square blocks should be in with HPISD or with the "HPISD schools"