If you are thinking about moving to Dallas and asking locals where the true “power players” live, the answer is almost always Preston Hollow. While other luxury neighborhoods rely on curb appeal and density, Preston Hollow offers something much harder to find in a major metropolitan area: land, privacy, and quiet.
Located in North Dallas within the “LBJ Loop,” this neighborhood is bounded roughly by the Dallas North Tollway to the west, US-75 (Central Expressway) to the east, and I-635 to the north. It is the chosen home of business tycoons, former U.S. presidents, and tech billionaires. But beyond the headlines, the real appeal here is the layout. unlike the manicured, shoulder-to-shoulder density of Highland Park, Preston Hollow is defined by winding country lanes, mature oak trees, and sprawling estate lots that allow you to retreat from the city while staying right in the middle of it.
The Vibe: Country Quiet in the Heart of the City
The first thing you notice when you turn off the main thoroughfares is the topography. Dallas is generally known for being flat, but Preston Hollow features rolling hills, creek beds, and genuine elevation changes—geographical features known locally as the “hollows.” This natural landscape dictates the lifestyle here.
Because the area was developed with privacy in mind, you won’t find sidewalks in many of the residential sections, particularly in the estate areas. The lack of curbs and the presence of deep setbacks give the streets a rural, “country lane” aesthetic. It feels miles away from the bustle of downtown, yet you are rarely more than 15 minutes from anything you need.
The architecture is just as varied as the terrain. You will see 1950s ranch-style homes sitting next to French chateaus and sleek, glass-walled modern masterpieces. In 2026, the trend of replacing older stock with modern estates continues, but the neighborhood’s strict adherence to preserving its tree canopy keeps the area feeling established and lush.
Preston Hollow Real Estate Market (2026 Update)
If you are looking for homes for sale in Preston Hollow, the market landscape has shifted slightly as we moved into 2026. After the frenzy of previous years, we are currently seeing a more balanced market. Inventory has stabilized, giving buyers a bit more breathing room and negotiating power than we saw in the early 2020s.
However, it is crucial to understand that there are essentially two markets here:
- Old Preston Hollow (The Estate Section): Generally found west of Preston Road, this is where you find the iconic “honey pot” streets like Strait Lane. Lots here are typically one acre or more. Prices in this specific enclave often range from $3M to well over $15M depending on the pedigree of the estate.
- Eastern & Northern Sections: The areas closer to Hillcrest and Royal Lane offer more traditional lot sizes (though still generous by Dallas standards). Here, you find a mix of original mid-century homes and new construction, with prices that are more accessible relative to the estate section.
For those not looking for a single-family estate, there is a limited but growing selection of luxury condos and townhomes near Preston Center and the Preston Hollow Village development.
- Median Home Price: Approximately $2.2M – $2.7M (highly dependent on the specific section).
- Luxury Rentals: High-end homes and apartments generally average $3,300+ per month.
Cost of Living in Preston Hollow
Living in one of Texas’s most prestigious zip codes comes with a premium. Housing is naturally the biggest line item, running approximately 64% higher than the national average. But when budgeting for life here, you need to look beyond the mortgage principal and interest.
Because Preston Hollow is part of the City of Dallas, residents pay City of Dallas property taxes. This is a key distinction from the nearby Park Cities, which have their own tax jurisdictions. While the tax rate is standard for the city, the high property valuations translate to significant annual bills.
Maintenance costs also tend to be higher here than in standard suburban neighborhoods. If you buy in the estate section, you are maintaining an acre or more of land. That means higher landscaping bills, pool maintenance, and often contributions to voluntary HOA dues or neighborhood associations that fund private security patrols to supplement the Dallas Police Department coverage.
- Cost of Living Index: Roughly 32% higher than the Dallas average.
Preston Hollow vs. Highland Park: Which is Right for You?
The most common debate for high-net-worth buyers is choosing between living in Highland Park or Preston Hollow. While both offer luxury, the lifestyles are fundamentally different.
The biggest difference is governance. Highland Park is its own municipality (part of the Park Cities) with its own police force, fire department, and utility services. Preston Hollow is a neighborhood within the City of Dallas. This means Highland Park often offers quicker emergency response times and stricter code enforcement, while Preston Hollow offers more architectural freedom and less bureaucratic oversight on minor property changes.
Then there is the “feel.” Highland Park is social, walkable, and dense. You see your neighbors when you walk the dog, and the homes are set closer to the street. Preston Hollow is about seclusion. If you want to drive through your gate, disappear behind a hedge, and not be seen until you leave the next morning, Preston Hollow is the better choice.
Commute patterns also matter. If your business is in Plano, Frisco, or Legacy West, Preston Hollow saves you 10–15 minutes of fighting traffic compared to Highland Park. If you work in Downtown or Uptown, Highland Park has the slight edge.
Education: The Private School Corridor
For many residents, the primary draw to this area is education. Preston Hollow is often referred to as the “Private School Corridor” of Dallas. While the area is zoned for Dallas ISD (with schools like Hillcrest High servicing the area), the culture here is heavily oriented toward private education.
You are within minutes of arguably the best collection of private institutions in the state, including:
- St. Mark’s School of Texas
- The Hockaday School
- Ursuline Academy
- Jesuit College Preparatory School
- Episcopal School of Dallas (ESD)
This concentration of schools creates a unique daily rhythm. During drop-off and pick-up times, traffic on main arteries like Walnut Hill Lane and Preston Road increases significantly. It’s a small price to pay for having elite education options essentially in your backyard.
Amenities: Shopping & Dining
Preston Hollow doesn’t have a traditional “Main Street,” but it has two distinct commercial hubs that serve as the community’s downtown.
Preston Center is the upscale heart of the area, straddling the line between University Park and Preston Hollow. It features high-end retail, office space, and standout dining options like Neighborhood Services and True Food Kitchen. Just up the road is Preston Royal, a historic corner that feels more neighborhood-centric. It hosts longtime staples alongside essential services like grocery stores and dry cleaners.
For serious shopping, you are just minutes away from NorthPark Center, one of the top luxury shopping destinations in the country. The dining scene mirrors the neighborhood’s vibe: sophisticated but comfortable. You have iconic steakhouses like Al Biernat’s for power lunches, mixed with casual spots where you might spot a tech CEO in a t-shirt grabbing a burger.
Parks & Recreation: The Northaven Trail
If you enjoy the outdoors, the crown jewel of the neighborhood is the Northaven Trail. This commuter and recreational trail runs east-west through the neighborhood. Recent expansions and new bridges over major highways have connected it to other trail systems, making it a viable corridor for cyclists and runners.
While the residential streets in the estate section often lack sidewalks, the Trail provides a safe, dedicated space for exercise. For tennis enthusiasts, Netherland Park offers quiet courts tucked away from the main roads.
Golf is also a major part of the social fabric here. Many residents belong to exclusive nearby clubs such as the Northwood Club or Preston Trail Golf Club, both of which offer premier amenities and a high degree of privacy.
Commute & Location: The Strategic Triangle
Real estate agents often call Preston Hollow’s location the “Strategic Triangle.” It is bordered by US-75, the Dallas North Tollway, and I-635 (LBJ Freeway).
This positioning makes it arguably the most convenient location for couples with split commutes. If one spouse works in the Arts District downtown and the other works at the Toyota headquarters in Plano, Preston Hollow is the perfect geographic midpoint.
- Drive to Downtown: ~15–20 minutes (non-peak).
- Drive to Love Field Airport: ~10–15 minutes.
Proximity to Dallas Love Field is a massive selling point for executives who travel frequently. You can leave your house and be at the gate in under 25 minutes.
Pros and Cons of Living in Preston Hollow
Before making a move, it helps to weigh the tradeoffs.
Pros:
- Privacy and Land: It is the only place in Dallas proper to find acre-plus lots.
- Location: Central access to both downtown and the northern suburbs.
- Prestige: It remains one of the most desirable addresses in Texas.
- Architecture: A stunning mix of historic and modern estates.
Cons:
- Cost of Entry: High home prices and high property taxes.
- Education Costs: Most residents pay for private school on top of property taxes.
- Walkability: Outside of the Northaven Trail and commercial corners, it is not a “sidewalk community.”
- Confusing Boundaries: Navigating the difference between “Old Preston Hollow” and surrounding areas can be tricky for newcomers.
Frequently Asked Questions
Is Preston Hollow considered safe?
Preston Hollow is generally considered a safe and quiet area. While it is part of the City of Dallas, the low density and lack of cut-through traffic in the estate sections contribute to a secure atmosphere. Many residents also subscribe to private security patrols that monitor specific neighborhood blocks 24/7.
What famous people live in Preston Hollow?
The neighborhood is known for its high-profile residents, including former U.S. President George W. Bush, Dallas Mavericks owner Mark Cuban, and various other professional athletes and business moguls. The area’s privacy features, such as deep setbacks and gated driveways, make it attractive to public figures.
What is the difference between Preston Hollow and Highland Park?
The main difference is the “town versus city” dynamic. Highland Park is its own town with its own services, smaller lots, and a highly social, walkable atmosphere. Preston Hollow is part of Dallas, offering significantly larger lots, more trees, and a lifestyle focused on privacy and seclusion rather than walkability.
Does Preston Hollow have a downtown area?
Preston Hollow does not have a municipal downtown, but Preston Center and Preston Royal serve as the commercial hubs. These intersections offer grocery stores, high-end boutiques, restaurants, and professional services, acting as the community gathering spots.
