Moving to Highland Park Dallas 2026 Guide

Highland Park is the most prestigious residential address in DFW — a small, independent town of roughly 9,000 residents completely surrounded by the City of Dallas but governed separately. Home to top-rated Highland Park ISD, the original Highland Park Village (the first true shopping center in America), and tree-lined streets of 1910s-1940s estate homes, Highland Park combines old-money character, urban convenience, and one of the best public school districts in Texas. Here's your complete 2026 moving guide.

Key Takeaways

Population: ~9,000 in 2025; nearly built-out, with minimal new construction.
Median home price: Around $2.0M — estate homes range $1.5M–$15M+, with select trophy properties exceeding $25M.
Schools: Highland Park ISD (HPISD) is consistently top 5 in Texas; Highland Park High School is the only high school.
Commute: 10–15 minutes to downtown Dallas, 25–35 minutes to DFW Airport, 30–40 minutes to Plano / Frisco.
Big advantages: Top-tier schools, prestige zip code, walkable Highland Park Village, mature tree canopy, established old-money community.

What makes Highland Park worth moving to?

Highland Park's defining feature is HPISD plus established old-money prestige plus genuine urban convenience. The town is just 5 miles from downtown Dallas — closer than nearly any suburban district of comparable school quality. Most homes were built between 1910 and 1940 by prominent architects (Hal Thomson, Anton Korn, Charles Dilbeck), with subsequent renovations rather than teardowns. Highland Park has resisted high-density development, preserving the leafy residential character that defines its identity.

Highland Park Village — built in 1931 by Hugh Prather and recognized as the first true planned shopping center in the US — anchors the town's commercial life with luxury retailers (Chanel, Hermès, Tom Ford, Christian Louboutin) and restaurants (Bistro 31, Mi Cocina, Honor Bar). The village is genuinely walkable from much of the town. Lakeside Park along Turtle Creek provides recreation. The trade-off: very high home prices, limited new construction (most purchases require renovation), and small-town governance that can feel parochial to newcomers.

What are the best neighborhoods in Highland Park?

Highland Park's strongest pockets include:

Old Highland Park / Beverly Drive corridor — Original 1910s-1930s estate homes, often by named architects. $2.5M–$15M+.

Crescent Estates — Established luxury subdivision with larger lots. $3M–$10M+.

Volk Estates — Premier ultra-luxury enclave with custom estate homes. $3.5M–$15M+.

Mockingbird Lane corridor — Mid-luxury established homes near SMU and Mockingbird Station. $1.5M–$3.5M.

West Highland Park / Preston Road area — Mid-luxury subdivisions with more accessible price points. $1.5M–$3.5M.

Armstrong Parkway / Armstrong Avenue — Tree-lined streets with character homes. $1.8M–$5M.

Townhomes near Highland Park Village — Limited inventory walkable to retail. $1.2M–$3.5M.

Newer infill construction (post-2010) — Modern luxury homes built on torn-down lots. $2.5M–$8M.

For walkability to Highland Park Village, target homes within 5 blocks of the Village. For most prestigious addresses, target Volk Estates or Old Highland Park's Beverly Drive corridor. For more accessible price points, target western Highland Park near Preston Road or south Highland Park near Mockingbird.

How does HPISD compare?

Highland Park ISD (HPISD) is consistently rated A+ by the Texas Education Agency and ranks in the top 5 of Texas public school districts. The district runs Highland Park High School (the only HS), Highland Park Middle School, McCulloch Intermediate School, and four elementaries. The single-high-school model creates extraordinary community cohesion and intense school spirit (the "Scots" mascot has near-universal local recognition).

HPISD academics, athletics, and fine arts all rank elite statewide. Highland Park High School routinely sends graduates to Ivy League and tier-1 universities (Princeton, Stanford, UT Austin, Vanderbilt, Duke, SMU are common destinations). The district has produced multiple US Open and US Amateur golf champions, NFL players, and prominent business and political leaders. Class sizes typically run 22–26 per elementary. For families weighing HPISD vs. suburban districts (Plano, Frisco, Southlake-Carroll), HPISD offers comparable academics with the rare bonus of central Dallas location.

How much does it cost to move to Highland Park?

Local moves into Highland Park from elsewhere in DFW run $1,200–$3,500 for typical 2- to 4-bedroom homes and $3,500–$10,000+ for the larger estate homes (5,000–15,000+ sq ft typical). Most Highland Park homes require white-glove handling for art, antiques, fine furniture, wine cellars, and custom pieces.

From central Dallas, expect 5–7 hours. From Plano or Frisco, 5–7 hours. From Fort Worth, 7–9 hours. Highland Park's narrow tree-lined streets and historic homes present real moving challenges:

Many streets have on-street parking on both sides, reducing truck access
1920s-1930s homes often have small driveways and stairs to enter
Mature trees with low canopies in established neighborhoods
The town requires permits for moving trucks on certain streets

Confirm truck access and any required permits before move day. Long-distance moves into Highland Park typically run $10,000–$50,000+; executive relocations, international postings, and intra-Texas moves are common origins. For seasonal pricing trade-offs, see our best time of year to move in Dallas guide.

What's the commute from Highland Park?

The commute from Highland Park to downtown Dallas runs 10–15 minutes off-peak via Cedar Springs, McKinney Avenue, or US-75. DFW Airport is 25–35 minutes via SH-114. Las Colinas is 20–30 minutes. Plano and Frisco are 30–40 minutes north via the Dallas North Tollway or US-75.

Highland Park has DART rail access at Mockingbird Station (Red, Blue, and Orange Lines) and SMU/Mockingbird Station on the southern edge. Downtown Dallas is 8–12 minutes by train. Many Highland Park residents go car-light — for daily life, walking to Highland Park Village + DART for downtown commuting + driving for everything else works well. The neighborhood's central Dallas location is one of its biggest practical advantages.

What about taxes and cost of living in Highland Park?

Highland Park property taxes run around 1.6–1.9% effective — among the lowest in DFW, blending Dallas County, the Town of Highland Park, HPISD, and minimal special districts. Highland Park's effective rate is meaningfully lower than the City of Dallas because the town funds itself efficiently and HPISD doesn't carry the high district levy of larger districts. However, on home values typically $2M+, absolute property taxes commonly run $32,000–$100,000+/year.

Sales tax is 8.25%. Texas has no state income tax. Utility costs are deregulated under ERCOT for electricity. Highland Park Water Utilities provides city water with bills running $200–$500+/month (large lots, pools, irrigation). Home insurance averages $4,000–$15,000+/year for typical estate homes. Overall cost of living is the highest in Dallas proper — comparable to Westlake or University Park.

When is the best time to move to Highland Park?

The best time to move to Highland Park is March–April or October–November — mild weather, lower mover demand. Avoid June–August unless your closing forces it; peak Texas heat plus the typical 6+ hour move-day for large estates makes summer brutal. HPISD typically starts around August 13 in 2026 — school-age families should aim to finish moving by the first week of August.

Mid-week moves save 10–20% versus Saturday bookings. Our crews handle Highland Park moves regularly, including Volk Estates ultra-luxury relocations, Old Highland Park architectural-significance homes, and Highland Park Village townhome transitions. We coordinate the truck-permit requirements specific to the town and route around the narrow historic streets. For more on monthly DFW moving cost patterns, see our best time of year to move in Dallas guide.

Ready to make Highland Park home?

Our electric-truck crews handle Highland Park moves with the care these estates require — coordinating with the town's permit office, custom-home builders' delivery windows, art and antique specialty crating, wine cellar transport, and multi-day phased moves. We've handled estate moves involving $1M+ in fine art, vintage car relocations, and complex multi-day transitions across the town's narrow historic streets.

Get your Highland Park moving quote →

Highland Park Dallas 2026: Neighborhood Price Ranges & Key Traits

Neighborhood / Area	Price Range	Key Trait
Old HP / Beverly Drive	$2.5M–$15M+	1910s–1930s architect estates
Volk Estates	$3.5M–$15M+	Ultra-luxury, premier enclave
Armstrong Parkway	$1.8M–$5M	Tree-lined character homes
Mockingbird Lane corridor	$1.5M–$3.5M	Near SMU, Mockingbird Station
West HP / Preston Road	$1.5M–$3.5M	More accessible price points
Townhomes near HP Village	$1.2M–$3.5M	Walkable to luxury retail

Top reasons families choose Highland Park Dallas

Highland Park ISD ranks consistently top 5 in Texas, with one unified high school serving the town.
The town sits just 5 miles from downtown Dallas, making commutes 10 to 15 minutes.
Highland Park Village, the first planned shopping center in the US, offers walkable luxury retail and dining.
Most homes were built between 1910 and 1940 by prominent architects, preserving historic character.
The town's roughly 9,000-resident scale creates a tight-knit, established old-money community feel.
Lakeside Park along Turtle Creek provides accessible green space within this urban residential enclave.
Price points start around $1.2M for townhomes, giving buyers multiple entry options into the prestige zip code.

Frequently Asked Questions

Is Highland Park TX safe to move to in 2026?

Yes, extremely. Highland Park has one of the lowest crime rates of any community in Texas, with violent crime essentially zero year over year. The Highland Park Department of Public Safety (DPS — the town's combined police/fire service) is highly responsive with substantial per-capita resources. Property crime is rare and primarily limited to occasional package theft. Most residents leave doors and cars unlocked routinely — a habit that would be unwise elsewhere in DFW.

Is Highland Park actually part of Dallas?

No. Highland Park is an independent town with its own government, police/fire department (DPS), and tax authority, despite being completely surrounded by the City of Dallas. Highland Park existed before the City of Dallas annexed surrounding areas, and the town has steadfastly resisted incorporation. Mail uses "Dallas, TX 75205" addressing, which causes confusion, but Highland Park is legally and functionally separate from Dallas.

How does HPISD compare to Southlake-Carroll ISD?

Both rank in the top 5 of Texas public schools. Carroll ISD typically edges HPISD slightly on some athletic metrics; HPISD typically edges Carroll on some academic metrics (more National Merit Scholars per capita, slightly higher SAT averages). Both have single high schools creating tight community cohesion. Choice typically comes down to location preference: HPISD is central Dallas; Carroll is north Tarrant County near Southlake Town Square.

Are property taxes really only 1.6%+ in Highland Park?

Yes, and it's a meaningful saving on multi-million-dollar homes. Highland Park's combined rate (Dallas County + HPISD + town + special districts) typically lands at 1.6–1.9% — vs. 2.3–2.5% in City of Dallas neighborhoods like Lake Highlands. On a $2M home, that's roughly $8,000–$12,000/year less in taxes than equivalent City of Dallas property. The Texas homestead exemption helps modestly.

What's the difference between Highland Park and University Park?

Both are independent towns within Dallas city limits ("the Park Cities"). Both share HPISD schools. Highland Park is slightly older, slightly more prestigious, with larger estate homes and Highland Park Village as its commercial anchor. University Park is more family-focused with smaller average lot sizes, surrounds SMU, and has a more academic/business demographic. Many DFW families consider them effectively interchangeable for school zoning; the choice often comes down to specific neighborhood preference within HPISD.

Should I rent in Highland Park first or buy directly?

Rentals in Highland Park are extremely limited — the housing stock is almost entirely owner-occupied. The few rentals available run $8,000–$25,000+/month for single-family homes, $3,500–$7,000/month for townhomes near the Village. Most newcomers buy directly. If you need to rent first, the limited Highland Park townhome inventory or adjacent University Park rentals are the best options.

Frequently asked questions

How much does it cost to hire movers for a Highland Park Dallas estate home?

Moving a typical 2- to 4-bedroom home into Highland Park runs $1,200–$3,500. Larger estate homes of 5,000–15,000+ sq ft run $3,500–$10,000+. Long-distance moves into Highland Park typically cost $10,000–$50,000+. Most Highland Park moves require white-glove handling for art, antiques, fine furniture, and wine cellars. Narrow tree-lined streets and 1920s–1930s homes with small driveways add logistical complexity, and the town requires permits for moving trucks on certain streets.

How long does a move into Highland Park take on move day?

A local move into Highland Park from elsewhere in DFW takes 5–7 hours for homes coming from central Dallas, Plano, or Frisco. Moves from Fort Worth run 7–9 hours. Highland Park's historic streets — narrow lanes, on-street parking on both sides, mature trees with low canopies, and small driveways on 1920s–1930s homes — extend move times compared to newer suburban neighborhoods like Frisco or Plano.

What are property tax rates in Highland Park TX compared to City of Dallas?

Highland Park's combined property tax rate lands at 1.6–1.9% effective — meaningfully lower than the 2.3–2.5% typical in City of Dallas neighborhoods like Lake Highlands. On a $2M home, that difference saves roughly $8,000–$12,000 per year. In absolute terms, Highland Park homeowners commonly pay $32,000–$100,000+/year given home values typically starting around $2M.

What is the commute time from Highland Park to downtown Dallas and DFW Airport?

Downtown Dallas is 10–15 minutes off-peak from Highland Park via Cedar Springs, McKinney Avenue, or US-75 — and 8–12 minutes by DART train from Mockingbird Station (Red, Blue, and Orange Lines). DFW Airport is 25–35 minutes via SH-114. Plano and Frisco run 30–40 minutes north via the Dallas North Tollway or US-75. The central location is one of Highland Park's strongest practical advantages over comparable suburban school districts.

What is the best time of year to move to Highland Park to avoid heat and save money?

March–April and October–November are the best windows — mild weather and lower mover demand. Avoid June–August if possible; peak Texas heat combined with the typical 6+ hour move day for large Highland Park estates makes summer moves demanding. Families with children should finish moving by early August, as HPISD school starts around August 13 in 2026. Mid-week moves save 10–20% compared to Saturday bookings.

How much does it cost to rent in Highland Park TX instead of buying?

Rentals in Highland Park are extremely scarce — the housing stock is almost entirely owner-occupied. The few single-family rentals available run $8,000–$25,000+/month. Townhomes near Highland Park Village rent for $3,500–$7,000/month. Most people relocating to Highland Park buy directly rather than rent first. If a rental bridge is needed, adjacent University Park or the limited Highland Park townhome inventory are the practical options.