Moving to Lake Highlands Dallas 2026 Guide

Lake Highlands is one of the most underrated neighborhoods inside Dallas city limits — a leafy, established residential pocket in northeast Dallas with roughly 60,000 residents, served by top-rated Richardson ISD (RISD) rather than Dallas ISD, with direct access to White Rock Lake. It's where many Dallas families end up after realizing they can get RISD schools, a real house with a yard, and a 20-minute downtown commute — without leaving Dallas city limits. Here's your complete 2026 moving guide.

Key Takeaways

Location: Northeast Dallas, between White Rock Lake and Garland; technically a Dallas neighborhood, not a separate city.
Median home price: Around $525,000 — mid-tier for Dallas neighborhoods, with strong RISD school premium.
Schools: Richardson ISD (RISD) — not Dallas ISD — covers most of Lake Highlands; Lake Highlands High School rates A.
Commute: 15–25 minutes to downtown Dallas off-peak via Greenville Avenue or US-75 ramps.
Big advantages: RISD schools inside Dallas city limits, White Rock Lake access, established trees, family-friendly streets.

What makes Lake Highlands worth moving to?

Lake Highlands' defining feature is Richardson ISD schools at a Dallas address. Most of the neighborhood falls in RISD's Lake Highlands High School feeder zone — a consistently A-rated cluster with strong academics, athletics, and the well-regarded Wildcat athletic program. RISD is one of the top-performing school districts in DFW, and Lake Highlands is the only large Dallas-proper neighborhood where you can buy into it without paying suburban prices in Plano, Allen, or McKinney.

Beyond schools, Lake Highlands offers established mid-century homes, mature tree canopies, and walking access to White Rock Lake (the city's premier urban recreation amenity — 9-mile trail, paddle access, picnic areas). The neighborhood is built around residential streets with cul-de-sacs and minimal commercial intrusion. The trade-off: less walkable retail than Uptown or Bishop Arts, no DART rail directly through the neighborhood, and an older housing stock that often needs renovation.

What are the best parts of Lake Highlands?

Lake Highlands' strongest pockets include:

Hillridge / Forest Hills — Premier sub-neighborhood with larger lots and custom homes. $725K–$1.5M+.

L Streets (Lakehill, Lockmoor, etc.) — Mid-century ranch homes on tree-lined streets. $550K–$950K. Strong RISD elementary zoning.

Moss Park / Moss Creek — Established 1960s–1980s subdivisions with mature trees. $475K–$725K.

Lake Highlands North — Newer mid-luxury subdivisions near the Audelia Road corridor. $525K–$850K.

Old Lake Highlands / Walnut Hill area — Original 1950s–1960s homes, often renovated. $475K–$725K.

Town Square / Skillman Corridor — Mixed-use district with townhomes, condos, and apartments along Skillman Street. $350K–$650K for ownership, rentals from $1,400–$2,500/month.

Casa View — More affordable older subdivisions. $325K–$475K.

For best schools, target homes within walking distance of Lake Highlands High School or Wallace Elementary. For lake access, target Old Lake Highlands or Forest Hills. For walkability and modern amenities, target the Skillman Corridor / Town Square area.

How do Lake Highlands schools compare?

Richardson ISD (RISD) covers most of Lake Highlands, and Lake Highlands High School consistently rates A — one of the top high schools in north Dallas. The feeder pattern runs through Forest Meadow Junior High and Lake Highlands Junior High, with elementaries including Wallace, Stults Road, Skyview, and Northlake. RISD also operates a strong gifted-and-talented magnet program drawing students from across the district.

Some far-eastern Lake Highlands addresses fall into Dallas ISD — verify the assigned district before buying. RISD-zoned addresses carry a 15–25% home-price premium over equivalent Dallas ISD-zoned addresses just blocks away, reflecting the school value. For families weighing Lake Highlands vs. Plano or Richardson proper, the trade-off: Lake Highlands offers Dallas-proper location and shorter downtown commutes; Plano/Richardson offer newer construction and more retail/amenities.

How much does it cost to move to Lake Highlands?

Local moves into Lake Highlands from elsewhere in DFW run $550–$1,300 for a 2-bedroom apartment and $1,300–$2,800 for a 3- to 4-bedroom home. From central Dallas, expect 4–6 hours total. From Plano or Frisco, 4–6 hours. From Fort Worth, 6–8 hours.

Lake Highlands' older subdivisions often have narrower streets, mature trees with low canopies, and overhead utility lines that require care with full-size trucks. Confirm truck access before move day, especially in Forest Hills and the L Streets. Long-distance moves into Lake Highlands typically run $5,000–$13,000+; California, the Northeast, and intra-state Texas relocations are common origins. For seasonal pricing trade-offs, see our best time of year to move in Dallas guide.

What's the commute from Lake Highlands?

The commute from Lake Highlands to downtown Dallas runs 15–25 minutes off-peak via Greenville Avenue, Skillman, or US-75 ramps, and 30–45 minutes during rush hour. DFW Airport is 30–40 minutes via I-635. Las Colinas is 25–35 minutes. Plano and Frisco are 20–30 minutes north via US-75.

Lake Highlands has no direct DART rail station inside the neighborhood, but the Forest Lane Station (DART Red Line) sits on the western edge — about a 10-minute drive or 15-minute bike from most addresses. Many Lake Highlands residents drive to downtown via Greenville Avenue or use the Park & Ride at Forest Lane for downtown commuting. The neighborhood's central Dallas location means short trips to almost everywhere in the city.

What about taxes and cost of living in Lake Highlands?

Lake Highlands property taxes run around 2.3–2.5% effective — same as the rest of Dallas city limits — blending Dallas County, the City of Dallas, and either RISD or Dallas ISD. Sales tax is 8.25%. Texas has no state income tax. Most Lake Highlands residents pay $10,000–$15,000/year in combined property taxes on a typical single-family home.

Utility costs are deregulated under ERCOT for electricity (choose Reliant, TXU, Green Mountain Energy, or others). Dallas Water Utilities provides city water with bills running $95–$170/month. Home insurance averages $2,200–$3,500/year, slightly elevated due to North Texas hail risk. Overall cost of living in Lake Highlands is comparable to other established Dallas neighborhoods — significantly cheaper than Highland Park or University Park, modestly more expensive than Oak Cliff or East Dallas.

When is the best time to move to Lake Highlands?

The best time to move to Lake Highlands is March–April or September–October — mild weather, off-peak pricing, lower mover demand. Avoid June–August unless your closing forces it; peak Texas heat and 25–30% pricing premiums. RISD 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 Dallas Lake Highlands moves regularly, including Forest Hills luxury homes, L Streets renovations, and Skillman Corridor apartments. For more on monthly DFW moving cost patterns, see our best time of year to move in Dallas guide.

Ready to make Lake Highlands home?

Our electric-truck crews handle Lake Highlands moves weekly, including established Forest Hills and L Streets homes with mature trees and narrow streets. We coordinate around school-pickup chaos near Lake Highlands HS, know which residential streets have low-clearance utility lines, and handle the white-glove care that custom-home renovations typically require.

Get your Lake Highlands Dallas moving quote →

Lake Highlands 2026 neighborhood zones by price and commute

Zone / Sub-Area	Price Range	School Rating	Commute to Downtown
Hillridge / Forest Hills	$725K–$1.5M+	A (RISD)	15–25 min
L Streets	$550K–$950K	A (RISD)	15–25 min
Lake Highlands North	$525K–$850K	A (RISD)	20–25 min
Moss Park / Moss Creek	$475K–$725K	A (RISD)	20–25 min
Old Lake Highlands	$475K–$725K	A (RISD)	15–20 min
Casa View	$325K–$475K	A (RISD)	20–25 min

Top reasons families choose Lake Highlands Dallas

Lake Highlands sits inside Dallas city limits but is served by top-rated Richardson ISD schools.
Lake Highlands High School consistently earns an A rating, with strong academics and athletics.
The median home price is around $525,000, lower than comparable RISD suburbs like Plano or Allen.
White Rock Lake offers a 9-mile trail, paddle access, and picnic areas within the neighborhood.
Commutes to downtown Dallas run just 15 to 25 minutes off-peak via Greenville Avenue or US-75.
Established mid-century homes with mature tree canopies give the neighborhood a distinct character.
Sub-neighborhoods like the L Streets and Moss Park offer entry points from roughly $475,000.

Frequently Asked Questions

Is Lake Highlands actually a city or part of Dallas?

Lake Highlands is a neighborhood within the City of Dallas, not a separate city. It has no independent city government — services come from the City of Dallas. The neighborhood gets its distinctive identity from being served by Richardson ISD instead of Dallas ISD, plus its established residential character. Mail, taxes, and city services all come from Dallas proper.

Why are Lake Highlands homes more expensive than other Dallas neighborhoods?

Richardson ISD schools. RISD-zoned addresses in Lake Highlands carry a 15–25% premium over comparable Dallas ISD-zoned homes just blocks away. Lake Highlands High School consistently rates A, and families value the consistency across RISD's elementary, middle, and high school feeders. The premium reflects real estate market capitalization of school quality into home values.

Is Lake Highlands safe?

Yes, comparable to other established North Dallas neighborhoods. Residential pockets (Forest Hills, L Streets, Moss Park) have low crime rates similar to Plano or Richardson. The Skillman Corridor and apartment-heavy areas along Greenville Avenue see more property crime (vehicle break-ins, package theft). The Dallas Police Department's North Central Patrol covers Lake Highlands, with active community-policing presence.

Are property taxes really 2.3%+ in Lake Highlands?

Yes. As part of the City of Dallas, Lake Highlands carries Dallas County's higher combined tax rate (city + county + ISD + special districts) of 2.3–2.5%. The Texas homestead exemption reduces taxable value of your primary residence by $40,000–$100,000. Always verify the specific rate through Dallas Central Appraisal District for any address.

Should I buy in Lake Highlands or move to Richardson proper?

Both offer RISD schools at similar quality. Lake Highlands offers Dallas city address, shorter downtown commutes, and established mid-century homes. Richardson proper offers newer construction, more retail variety, and DART rail access at three stations. For school-driven families wanting Dallas city benefits (mail, identity, downtown access), Lake Highlands wins. For those prioritizing newer homes and amenities, Richardson edges Lake Highlands.

Can I walk to White Rock Lake from Lake Highlands?

From the western half of Lake Highlands (Forest Hills, Old Lake Highlands), yes — the lake's east shore is 5–15 minutes by foot or bike. From central and eastern Lake Highlands, you'll likely drive 5–10 minutes to lake parking areas. White Rock Lake's 9-mile trail circles the lake and is one of the most popular running/biking routes in Dallas. The lake also offers paddle access, picnic areas, and the Dallas Arboretum on the southwest shore.

Frequently asked questions

How much does it cost to hire movers to Lake Highlands Dallas?

Local DFW moves into Lake Highlands run $550–$1,300 for a 2-bedroom apartment and $1,300–$2,800 for a 3- to 4-bedroom home, with most jobs taking 4–6 hours from central Dallas or Plano. Long-distance moves from California, the Northeast, or elsewhere in Texas typically run $5,000–$13,000+. Note that Forest Hills and the L Streets have narrow streets and low-canopy trees requiring care with full-size trucks.

What are property taxes in Lake Highlands, and how much will I pay per year?

Lake Highlands property taxes run 2.3–2.5% effective, combining Dallas County, the City of Dallas, and either RISD or Dallas ISD rates. Most owners of a typical single-family home pay $10,000–$15,000 per year. The Texas homestead exemption reduces taxable value by $40,000–$100,000 on a primary residence. Verify the exact rate for any specific address through the Dallas Central Appraisal District.

Do Lake Highlands homes really come with Richardson ISD schools even though they're in Dallas?

Most of Lake Highlands falls within Richardson ISD (RISD), not Dallas ISD, despite being inside Dallas city limits. Lake Highlands High School rates A, and the feeder pattern runs through elementaries like Wallace and Stults Road. RISD-zoned addresses carry a 15–25% home-price premium over comparable Dallas ISD-zoned homes just blocks away. Some far-eastern Lake Highlands addresses are Dallas ISD — verify the assigned district before buying.

How long is the commute from Lake Highlands to downtown Dallas?

The drive from Lake Highlands to downtown Dallas takes 15–25 minutes off-peak via Greenville Avenue, Skillman, or US-75 ramps, and 30–45 minutes during rush hour. There is no DART rail station inside the neighborhood, but the Forest Lane Station on the DART Red Line sits on the western edge — about a 10-minute drive from most Lake Highlands addresses. DFW Airport is 30–40 minutes via I-635.

When is the cheapest time of year to move to Lake Highlands?

March–April and September–October offer the best combination of mild weather and lower mover demand for a Lake Highlands move. Avoid June–August: peak Texas heat applies, and pricing runs 25–30% higher. Mid-week bookings save an additional 10–20% versus Saturday moves. School-age families targeting RISD should finish their move by early August — RISD's 2026 start date is around August 13.

What home prices should I expect in Lake Highlands, and which sub-neighborhoods are most affordable?

Lake Highlands' median home price is around $525,000. Prices range from $325,000–$475,000 in Casa View (the most affordable pocket) up to $725,000–$1.5M+ in Forest Hills and Hillridge. The L Streets and Moss Park sub-neighborhoods fall in the $475,000–$950,000 range. Rentals along the Skillman Corridor start around $1,400–$2,500 per month for apartments and townhomes.