Torn between Preston Hollow and University Park for your next move in Dallas? You are not alone. Both offer prestige, location, and beautiful homes, yet they feel very different day to day. In this guide, you will learn how each area stacks up on lots, architecture, city services, schools, amenities, and practical buying steps so you can choose with confidence. Let’s dive in.
Core differences at a glance
- Governance and services: Preston Hollow sits inside the City of Dallas, so services and permits flow through the City of Dallas. University Park is its own city with services and permitting managed by the City of University Park.
- Schools: University Park is served by Highland Park ISD. Preston Hollow is largely within Dallas ISD and assignments vary by address. Always verify the exact campus for any property with HPISD or Dallas ISD.
- Lot size and feel: Preston Hollow typically offers larger, estate-style lots and greater privacy. University Park is more uniform, with smaller lots by comparison and a classic, neighborhood scale.
- Lifestyle: University Park places you near Park Cities retail and SMU with strong walkability in many blocks. Preston Hollow offers space and privacy with quick access to North Dallas shopping and dining.
Homes and lots
Lot size and setting
In Preston Hollow, you will find a wide range of lot sizes, from standard suburban parcels to large estate properties with deep setbacks, mature trees, and long driveways. University Park follows earlier subdivision patterns with more consistent lot sizes, closer spacing, and traditional front setbacks. For any property you consider, confirm the exact lot area and boundaries through the Dallas Central Appraisal District and the recorded plat.
Architecture and character
Preston Hollow is eclectic. You will see mid-century ranch and traditional homes alongside Mediterranean, classical, and contemporary custom builds, especially from the 2000s forward. University Park shows more architectural continuity, with Tudor Revival, Colonial Revival, brick traditional, and cottage-style homes complemented by modern infill that often blends with the historic streetscape.
Age of homes
University Park includes many homes built in the 1920s to 1950s set on tree-lined streets. Preston Hollow spans a broader timeline, from 1940s to 1970s originals to substantial new construction and full-scale rebuilds in recent decades.
City services, zoning, and permits
Because University Park is an incorporated city, it manages its own municipal services, code enforcement, and building approvals. If you plan to remodel or rebuild there, expect city ordinances and design practices aimed at preserving neighborhood character through the City of University Park. Preston Hollow is governed by the City of Dallas, where zoning, setbacks, and allowable coverage vary by district and any overlay or deed restrictions that apply to a specific block.
Tip: Ask your agent to pull permit history and speak with the relevant planning department before you finalize your offer if you have a project in mind.
Taxes, schools, and resale
Property taxes
Both Preston Hollow and University Park are in Dallas County, and tax bills typically include city, county, school district, and other entities. Rates change year to year. Verify current tax rates and recent assessments for a specific home through the Dallas Central Appraisal District.
Public schools and enrollment
University Park is served by Highland Park Independent School District, which is widely recognized in Texas for strong outcomes. Preston Hollow is largely served by Dallas Independent School District, with neighborhood and magnet options that vary by address. School boundaries are complex, so always confirm attendance zones and program availability directly with HPISD or Dallas ISD for any address you are considering.
Lifestyle and location
Shopping and dining
If you want luxury retail and dining nearby, University Park places you close to Highland Park Village, plus the cultural and athletic calendar of SMU. Preston Hollow offers quick access to North Dallas’ premier retail at NorthPark Center and a range of high-end dining corridors a short drive away.
Parks and green space
University Park maintains a network of city parks and walkable neighborhood greenspaces, with SMU’s campus greens enhancing the area’s feel. Preston Hollow has fewer municipal parks per block, but larger private yards and estate grounds often serve as primary green space, with Dallas parks available by short drive depending on the subarea.
Commute and transit
University Park offers pedestrian access to parts of SMU and proximity to DART’s Mockingbird Station along US 75, which improves connectivity to Uptown and Downtown via DART. Preston Hollow is more auto-oriented, with convenient access to major corridors like the Dallas North Tollway and US 75. Commute times depend on the exact block and time of day.
Rebuild potential and design controls
Preston Hollow’s larger lots create strong opportunities for tear-downs and custom estates, subject to Dallas zoning, setbacks, and lot coverage rules. University Park also sees rebuilds, though city design practices and neighborhood context often guide scale and placement. If building new is part of your plan, have your agent review zoning, deed restrictions, and any design requirements with the appropriate city before option periods expire.
Safety and practical due diligence
Safety profiles vary by block and change over time. For the clearest picture, review recent reports and resources from the University Park Police Department or Dallas Police Department, and consider crime-mapping tools. Visit properties at different times of day to observe traffic, lighting, and neighborhood activity.
Which fits you best?
You might lean toward University Park if you want:
- City services from an independent municipality and consistent neighborhood character.
- Proximity to Park Cities retail, SMU events, and strong walkability in many blocks.
- Public schools served by HPISD, subject to address verification.
You might lean toward Preston Hollow if you want:
- Larger lots, deeper setbacks, and a more private, estate-like feel.
- A broader mix of architecture and a higher likelihood of major rebuild potential.
- Quick access to North Dallas retail and dining, with a more car-oriented lifestyle.
How to verify your short list
Use this quick checklist before you decide:
- Confirm lot size, boundaries, tax rates, and assessment history with the Dallas Central Appraisal District.
- Confirm school assignments and program options with HPISD or Dallas ISD using the exact address.
- Review zoning, setbacks, and design rules with the City of Dallas or the City of University Park.
- Pull permit history and inspection records from the appropriate city.
- Check FEMA flood maps and any local floodplain notes for insurance or elevation requirements via FEMA’s Flood Map Service Center.
- Drive or walk the block at different times to gauge traffic and noise.
- Ask about utilities and any private or special assessments that could affect costs.
Choosing between Preston Hollow and University Park comes down to what you value most: land and privacy, or a classic neighborhood pattern with its own city services and proximity to Park Cities amenities. If you want help weighing trade-offs, pressure-testing a remodel plan, or validating school, tax, and permit details before you act, we are here to guide you.
Ready to compare specific homes and negotiate with confidence? Connect with the JP Findley Group for expert, high-touch representation.
FAQs
What is the main difference between Preston Hollow and University Park?
- Preston Hollow is a Dallas neighborhood governed by the City of Dallas, while University Park is its own city with services managed by the City of University Park.
How do public schools compare in these Dallas areas?
- University Park is served by Highland Park ISD; Preston Hollow is largely served by Dallas ISD, and assignments vary by address, so verify for each property.
Are lots typically larger in Preston Hollow?
- Yes, Preston Hollow commonly features larger, estate-style lots, while University Park lots are more uniform and smaller by comparison; confirm specifics with the Dallas Central Appraisal District.
How do transit and commutes differ between the two?
- University Park is closer to DART’s Mockingbird Station for rail access via DART, while Preston Hollow is more auto-oriented with convenient access to major highways.
What should I verify before making an offer in either area?
- Check lot size and taxes via DCAD, confirm school zones with HPISD or Dallas ISD, review city zoning and permits, and screen for flood risk with FEMA.
