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University Hills

Irving, TX

Neighborhood Market Analysis

Q3 2025 Report
$550,000 (June 2025)
Median Home Price
Moderate; walkable to parks and lakes, but car needed for most errands[1].
Walkability Score
Generally above average; Irving ISD schools with good reputations for academics and extracurriculars[3].
School Rating

Location Overview

Neighborhood Boundaries

Located in Las Colinas, Northwest Dallas County, bordered by Northgate Dr, Rochelle Rd, and near Las Colinas Country Club. Exact boundaries defined by the Las Colinas Association.

Zip Codes

75038

Market Data Summary

Price Range$449,900 to $649,500 (recent closed sales)
Price per Sq Ft$298 (June 2025); $306 (May 2025)
Inventory LevelsLow inventory; high home ownership rate and limited turnover[1][4].

Property Characteristics

Home Types & Architecture

Home Types

Single-family homes

Architectural Styles

TraditionalModernEclectic mix

Property Details

Typical Lot SizesVaries, generally spacious lots with greenbelts and lakeside options
Home Age RangeBuilt 1965–1981, with ongoing updates and renovations[2].
Construction QualityWell-maintained, established homes with strong HOA oversight[1].

Community Profile

Demographics & Lifestyle

Demographics

Higher per capita income than nearby areas; diverse, established families and professionals[1].

Community Vibe

Scenic, peaceful, and upscale with a welcoming, neighborly atmosphere[1][3].

Typical Residents

  • Established families
  • Professionals
  • Retirees

Family Friendly

Very family-friendly; strong HOA, community events, and safe environment[1][3].

Amenities & Lifestyle

Parks & Recreation

  • • Las Colinas Country Club
  • • Four Seasons Resort and Club
  • • Multiple pocket parks
  • • Walking pathways
  • • Four lakes

Dining Options

  • • Local cafes and restaurants within Las Colinas and nearby Irving

Shopping Centers

  • • Las Colinas Village
  • • Nearby Irving shopping centers

Local Businesses

  • • Tio Carlos Mexican Latin Bar & Grill
  • • Italian Cafe
  • • PJ's Café
  • • The Jewelry Exchange
  • • CVS

Education & Schools

Generally above average; Irving ISD schools with good reputations for academics and extracurriculars[3].
Overall School Rating

Elementary Schools

  • • Farine Elementary School

Middle Schools

  • • Travis Middle School

High Schools

  • • MacArthur High School

Private Schools

  • • The Highlands School (nearby)

Transportation & Accessibility

Transit & Roads

Public Transit

  • • DART bus routes nearby; Las Colinas Urban Center DART station within short drive

Major Roads

  • • Northgate Dr
  • • Rochelle Rd
  • • Highway 114
  • • Highway 183

Commute & Walkability

Commute Times15–25 minutes to DFW Airport, 20–30 minutes to Downtown Dallas (traffic dependent)
WalkabilityModerate within neighborhood; car required for most destinations
ParkingAmple driveway and street parking; no major issues reported

Marketing Intelligence

Target Buyer Types

  • Move-up buyers
  • Professionals relocating to Las Colinas
  • Families seeking top schools
  • Retirees downsizing from larger estates

Key Selling Points

  • Scenic lakes and greenbelts
  • Strong HOA and community events
  • Proximity to major employers and DFW Airport
  • Low crime and high home ownership

Pricing Considerations

Price competitively within recent sales range; updated homes command premium.

Common Objections & Response Strategies

Objection: Homes are older (built 1965–1981)

Response Strategy:

Highlight quality construction, recent updates, and HOA-maintained exteriors.

Objection: HOA fees and restrictions

Response Strategy:

Emphasize benefits: maintained amenities, community events, and property value protection.

Objection: Limited walkability to retail

Response Strategy:

Showcase quick access by car to Las Colinas Village and major shopping/dining hubs.

Investment Insights

Investment Potential

Appreciation Potential

Solid; steady price growth (1.8% YoY in 2025), high desirability, and limited inventory[4].

Rental Demand

Moderate; most homes are owner-occupied, but executive rentals possible due to proximity to Las Colinas business district.

Buyer Competition

High; seller's market with multiple offers common for updated homes[4].

Best For

  • Move-up buyers
  • Established families
  • Professionals seeking stability

Potential Concerns

  • Older homes may require updates
  • HOA restrictions may limit renovations

Professional Recommendations

1

Leverage HOA and community event calendar in marketing materials.

2

Network with Las Colinas employers for relocation leads.

3

Stage homes to highlight flexible living spaces and outdoor amenities.

4

Educate buyers on HOA benefits and neighborhood stability.

5

Monitor inventory closely and advise clients to act quickly in competitive situations.

Competitive Analysis

Comparable Markets

  • Cottonwood Valley (Las Colinas)
  • Hackberry Creek (Las Colinas)
  • Valley Ranch

Market Positioning

Upscale, established, and family-oriented with strong community feel.

Competitive Advantages

  • Lower crime and higher HOA engagement than Valley Ranch
  • More established, scenic setting than newer developments

Price Comparison

Priced slightly below Cottonwood Valley, above Valley Ranch; competitive for Las Colinas area.

Investment Metrics

3.5%–4.2% (executive rental potential)
Cap Rates
~4% gross yield for updated homes
Rental Yields
~20–23 (owner-occupant market dominates)
Price-to-Rent
Limited for traditional rentals; best for long-term appreciation or executive leasing.
Cash Flow
Steady 2–3% annual appreciation expected barring economic downturn.
Appreciation

Buyer Journey Insights

First-Time Buyers

Rare due to price point; may be attracted by stability and schools if budget allows.

Move-Up Buyers

Ideal; larger homes, established community, and strong schools.

Downsizers

Appealing for those seeking low-maintenance, scenic living with HOA support.

Investors

Best suited for executive rentals or long-term appreciation; limited cash flow.

Relocators

Highly attractive due to proximity to major employers and DFW Airport.

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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