Trying to choose between Preston Hollow and University Park? You’re not alone. Both are sought-after Dallas neighborhoods with strong appeal, but they feel very different when you walk the blocks or pull into a driveway. If you’re weighing privacy, lot size, architecture, price dynamics, and commute access, you want clear, side-by-side insights you can trust.
In this guide, you’ll see how each area stacks up so you can zero in on the neighborhood that fits your lifestyle and plans. Let’s dive in.
Preston Hollow vs University Park at a glance
- Priorities: Privacy and acreage often point you to Preston Hollow; proximity and walkability often point you to University Park.
- Municipal setup: Preston Hollow lies within the City of Dallas. University Park is its own incorporated city. That difference affects permitting, code enforcement, and municipal services.
- Housing character: Preston Hollow shows more architectural variety and estate-scale properties. University Park has a cohesive streetscape and more compact lots.
- Commute access: University Park is typically closer to US-75 and central Dallas. Select Preston Hollow pockets offer strong access to northern corporate corridors.
City and permitting differences
Who governs your property
- Preston Hollow is under the City of Dallas. Your permitting and code compliance flow through Dallas departments.
- University Park is its own municipality with its own permitting, code enforcement, and city services. This can change timelines and requirements, especially for renovations or new builds.
Zoning and overlays: what to expect
- University Park maintains long-standing local regulations that shape street character and design expectations across neighborhoods.
- Preston Hollow follows City of Dallas zoning, and some subdivisions include conservation efforts or deed restrictions. Always verify a specific parcel for any overlays or covenants before you plan changes.
Operating costs and taxes: what to review
Property tax bills reflect multiple jurisdictions. The City of Dallas and the City of University Park have different city tax rates and assessments. Review recent property tax statements and utility bills for any home you are considering so you understand operating costs and taxing authorities.
Lot sizes and outdoor living
Preston Hollow: room to spread out
- Expect larger lots overall, including estate-scale parcels that can reach 1 acre or more in certain pockets.
- You’ll often find long driveways, guest houses, resort-style pools, and substantial landscaping. Privacy buffers are common due to wider separation between homes.
- Site items to check: Dallas’s expansive clay soils make foundation and grading reviews important. Confirm drainage plans, any easements, and mature tree preservation rules tied to the parcel.
University Park: compact and convenient
- Lots are smaller by comparison, often deeper but narrower. Many homes are two-story to maximize interior space.
- You can expect compact yards, efficient outdoor spaces, and closer proximity to shops and dining.
- Site items to check: Infill construction is common. Ask about neighbor build schedules, right-of-way and construction easements, and side-yard or setback compliance.
Architecture and streetscape
Preston Hollow: broad design mix
You’ll see mid-century ranch homes, traditional Georgian and Colonial, Mediterranean, and large contemporary or transitional estates. Larger parcels allow one-story sprawl or multi-wing layouts with courtyards and guest quarters.
University Park: cohesive and context-aware
Homes often reflect early-to-mid 20th-century styles like Tudor, Colonial Revival, Mediterranean, and traditional. Many have been renovated or replaced with vertical, luxury new builds that respect the established streetscape. Builders focus on interior square footage, finish quality, and efficient site planning.
Price dynamics and resale lens
- Both neighborhoods sit at the high end of the Dallas market. University Park’s location and compact lots can yield high price-per-square-foot figures. Preston Hollow offers both high price-per-square-foot new builds and very large total price tags on estate lots.
- Inventory patterns differ. University Park often has steady infill and renovated offerings. Preston Hollow includes larger-lot estates that can push price points higher.
- Resale considerations: University Park’s consistent desirability and compact lot pattern can attract a broader buyer pool. Preston Hollow’s unique estates appeal to a narrower segment that prioritizes acreage and privacy.
Commute and access
To downtown and central Dallas
University Park sits close to US-75/Central Expressway and the SMU corridor, which can shorten trips to Downtown and Uptown depending on exact location.
To North Dallas and corporate campuses
Preston Hollow connects to multiple north–south arterials and major highways. For buyers commuting to North Dallas or farther north to legacy corporate hubs, certain Preston Hollow pockets can be competitive for drive times.
Airports and alternatives
Dallas Love Field is generally closer to University Park. Both neighborhoods offer straightforward routes to DFW Airport, with varying times by traffic and route. Neither area is transit-dense, though rideshare access is strong.
Lifestyle and walkability
- University Park offers a more walkable, village-like feel with established retail nodes and SMU-adjacent amenities, plus city-run community programming.
- Preston Hollow emphasizes privacy and residential calm, with easy access to nearby shopping and dining clusters and an impressive canopy of mature trees. Outdoor living tends to be estate-scale.
What typical homes look like
These are representative examples to help you picture the options. They are not active listings.
Example: Preston Hollow Estate
- Lot: about 0.7 to 1.5 acres with mature trees and long driveway.
- Home: 6,500 to 10,000+ square feet, often 7 to 8 bedrooms and 6 to 8 baths.
- Features: guest or carriage house, pool and outdoor kitchen, large garages, occasionally an elevator. Touring focus: drainage, foundation, tree root zones, driveway access, and privacy buffers.
Example: University Park Traditional or Tudor
- Lot: about 0.15 to 0.35 acres, typically two-story.
- Home: 3,000 to 5,000 square feet, often 4 to 6 bedrooms.
- Features: luxury kitchen remodels, efficient rear patios, and alley-loaded or carriage-style garages. Touring focus: setbacks, roof condition on older structures, garage access, and curb appeal on a compact lot.
Example: Preston Hollow Contemporary Infill
- Lot: 0.25 to 0.5 acres.
- Home: 4,000 to 7,000 square feet, 5 to 7 bedrooms with open, modern layouts.
- Features: large glazing, indoor-outdoor living, pool, and smart-home systems. Touring focus: outdoor privacy, landscape buffers, and potential for additional outbuildings.
Example: University Park New Build Infill
- Lot: 0.12 to 0.3 acres.
- Home: 3,500 to 6,000 square feet, 4 to 6 bedrooms.
- Features: high-end finishes, rooftop decks or balconies if the site is constrained, and context-aware design. Touring focus: adjacent construction activity, utility hookups, side-yard compliance, and street character.
Touring and due diligence tips
- Confirm jurisdiction: Identify whether the property sits in the City of Dallas or the City of University Park. This affects permitting, timelines, and municipal services.
- Review operating costs: Request recent utility bills and current property tax statements to see the full picture of ownership costs.
- Inspect foundations and grading: Dallas’s expansive clay soils make a foundation and grading review essential, especially for older homes or large-lot estates.
- Evaluate drainage and irrigation: On larger Preston Hollow lots, look for grading plans, drainage easements, and any permitted improvements. Identify low spots that collect water after rain.
- Consider mature trees: Trees add beauty and shade but can affect foundations and storm resilience. Ask about tree protection rules and maintenance history.
- Check privacy and sightlines: In tighter-lot University Park blocks, look at fencing, window placements, and potential future infill that could change views.
- Ask about nearby builds: Infill replacements are common in University Park. Understand current or planned projects on adjacent parcels.
- Plan for vertical additions: On smaller lots, second-story additions are common. Assess load-bearing elements and roof structure if you anticipate expansion.
- Verify parking and access: Confirm guest parking, alley access where applicable, and the practicality of driveway layouts for daily use and entertaining.
- Know the permit path: University Park and Dallas follow different processes and timelines. If you plan a major remodel or a tear-down, build those timelines into your offer strategy.
- Research overlays and covenants: Some pockets include conservation or deed restrictions that limit certain changes. Get documents early in the process.
- Confirm utility capacity: Pools, guest houses, and high-load systems may require upgraded electrical service. Verify meter locations and capacity.
- Offer strategy: Turnkey homes can draw competition in both neighborhoods. For large estates, the buyer pool is narrower but prices remain strong. Use inspections and soil reports to structure contingencies and feasibility periods for planned work.
Which neighborhood fits you
If you want space, privacy, and the option to create a true estate setting with extensive outdoor living, Preston Hollow usually delivers. If you lean toward a refined streetscape, shorter central Dallas commutes, and everyday access to shops and dining, University Park is often the better match.
Either way, a focused search will save you time. A clear plan for due diligence, permits, and offer terms can also reduce surprises later. If you want help mapping your priorities to the right blocks and properties, reach out to a local advocate who specializes in these neighborhoods.
Ready to compare on the ground and craft a smart offer strategy? Connect with Suzanne Millet-Realtor for concierge-level guidance and contract-savvy negotiation.
FAQs
Which Dallas neighborhood offers more privacy and large yards?
- Preston Hollow typically offers larger lots and a more estate-like feel, which enhances privacy.
How walkable is University Park compared to Preston Hollow?
- University Park generally has stronger walkability to shops, dining, parks, and SMU-area amenities than Preston Hollow.
What should I know about permits in University Park vs Dallas?
- University Park operates its own city permitting and code enforcement, while Preston Hollow follows City of Dallas processes, which can change timelines and requirements.
Are property taxes different in Preston Hollow and University Park?
- City tax rates and assessments differ between the City of Dallas and the City of University Park; always review the specific property’s tax statements.
Which area is better for long-term resale in Dallas luxury?
- Both have strong demand. University Park’s compact, central location draws broad interest, while Preston Hollow’s unique estates attract buyers seeking acreage and privacy.
Is new construction feasible in both neighborhoods?
- Yes. Feasibility depends on lot size, local rules, and neighbor constraints. Preston Hollow lots often allow more site flexibility; University Park infill requires close attention to setbacks and context.
