Living in the Park Cities: A Neighborhood Guide (and the Coffee Shop Locals Love)
Oct 9, 2026 · Brandon & Brittani Travelstead, Travelstead Real Estate Group | Compass
What is it like to live in the Park Cities? The Park Cities are two independent communities, the Town of Highland Park and the City of University Park, surrounded by Dallas about 3 to 5 miles north of downtown. They're known for tree-lined streets, Highland Park ISD, Southern Methodist University, and walkable hubs like Highland Park Village and Snider Plaza, home to newcomer Kilo Coffee.
Most people know the Park Cities by reputation: big oaks, classic architecture, and some of the most sought-after addresses in Texas. What surprises newcomers is how small-town it feels day to day. You run into neighbors at the same coffee bar, the same park, and the same Friday night game.
If you're considering a move to the Park Cities, whether you're relocating to Dallas, moving up from a starter home, or thinking about building new, this guide walks you through how the area works, what kinds of homes you'll find, and one new local spot that captures the neighborhood's energy: Kilo Coffee in Snider Plaza.
Where Are the Park Cities?
"The Park Cities" refers to two separate municipalities that sit side by side as an enclave inside Dallas:
- Highland Park is a town of about 2.2 square miles, roughly 3 miles north of downtown Dallas. It was founded in 1907 and named for its higher elevation and the land set aside for parks.
- University Park sits directly north of Highland Park. It grew up around SMU, incorporated as a city in 1924, and covers about 3.7 square miles.
The area is generally bounded by Northwest Highway to the north, Central Expressway (US-75) to the east, the Dallas North Tollway and Inwood Road to the west, and Lemmon Avenue and Armstrong Parkway to the south. Most Park Cities addresses fall in ZIP codes 75205 and 75225, with a few blocks in 75209 and 75219.
Each community has its own police, fire, building department, and city services, but both share one public school district: Highland Park ISD.
Daily Life in the Park Cities
Highland Park ISD
For many buyers, Highland Park ISD is the first reason they look here. The district serves both Highland Park and University Park. University Park has two elementary campuses, University Park Elementary and Hyer, and every neighborhood elementary feeds into shared intermediate, middle, and high school campuses. Before you fall in love with a house, confirm its school zoning directly with the district.
Snider Plaza: University Park's Town Square
Snider Plaza, at Hillcrest Road and Lovers Lane, is the closest thing University Park has to a town square. It dates to 1931 and mixes longtime businesses, like Kuby's Sausage House (open since 1961), with newer boutiques, salons, and restaurants. On the Sunday before Thanksgiving, the plaza hosts a tree lighting with carols and activities around the fountain.
Highland Park Village
Highland Park Village, at Mockingbird Lane and Preston Road, opened in 1931 and is widely credited as the first planned shopping center in the U.S. with a unified architectural style under single ownership. Today it combines Spanish-style architecture, luxury boutiques, restaurants, and the historic Village Theatre.
Parks and Green Space
The name isn't an accident. The Park Cities are full of small, walkable parks, from Lakeside Park and the Turtle Creek greenbelt in Highland Park to Caruth Park, Williams Park, and Goar Park in University Park. Many residents can walk to a park in a few minutes.
SMU and the George W. Bush Presidential Center
Southern Methodist University sits in the heart of University Park, and its campus is home to the George W. Bush Presidential Center. SMU adds lectures, performances, and fall football weekends to the neighborhood calendar.
Coffee Shop Spotlight: Kilo Coffee
The newest reason to linger in Snider Plaza is Kilo, a design-forward specialty coffee shop at 6600 Snider Plaza, Suite 110, next door to Sueño.
Kilo is a family-and-friends project. Siblings Alex, Victoria, and Ryan Vu grew up working in their parents' Vietnamese restaurant, V's House, where they met co-founder Anthony Nguyen. Friend Bao Nguyen rounds out the team. Alex got into coffee by teaching himself to repair the restaurant's espresso machine, and the hobby turned into a craft.
The name says a lot about the approach. "Kilo" refers to precise measurement and balance, and drinks are named by their weight in kilograms. The team tested its menu at pop-ups in Snider Plaza and along the Katy Trail before opening, and beans come from award-winning roaster Onyx Coffee Lab.
What to Order at Kilo
- Signature drinks: creative espresso and matcha builds with numeric names, like the Yuzu Berry .007 and the Avocado Cream .010.
- The slow bar: a precision pour-over program with single-origin coffees, ranging from about $11 to a $50 showpiece pour-over.
- Something to eat: grab-and-go sandwiches, salads, power bowls, overnight oats, and pastries, plus Victoria's three-layer chocolate cake and chocolate chip cookies with caramelized white chocolate.
Tips for Your First Visit
- Sit in the Atrium. The indoor atrium has natural light, wooden benches, and a live tree, making it one of the nicest seats in Snider Plaza.
- Try the slow bar at least once. Even if you usually order a latte, watching a precision pour-over is part of the experience.
- Make it a walk. Pair your coffee with a stroll through Snider Plaza's shops or a loop past SMU's campus.
- Check hours before you go, since a newer shop's schedule can shift.
For us, Kilo is exactly the kind of place that makes the Park Cities feel like home: a local, owner-run shop you can walk to, built by people who obviously care about getting the details right.
What Kinds of Homes Are in the Park Cities?
The Park Cities are almost entirely single-family, and much of the housing story is about old versus new:
- Classic original homes in Tudor, Colonial, Georgian, Spanish, and Craftsman styles, many dating to the 1920s through 1950s
- New custom construction, often built by independent builders on lots where an older home once stood
- Renovated and expanded originals that keep historic character with modern kitchens, baths, and systems
- Townhomes and condos in pockets near SMU and along the edges of the Park Cities
Why Lots Matter So Much Here
Because the Park Cities are fully built out, land is the scarce asset. Many sales are driven as much by the lot (its width, depth, orientation, and street) as by the house sitting on it. That's why you'll see original homes purchased by builders and replaced with new construction. If you own an older home on a strong lot, your buyer pool may include custom builders as well as families who want to renovate.
What to Ask Before You Buy or Sell in the Park Cities
- Highland Park or University Park? Each has its own building department, permitting process, and city services. Know which one you're in before you plan work.
- Renovate or rebuild? Compare the cost of updating an original home against building new, and check setbacks and lot coverage rules with the town or city.
- Lot details: frontage, depth, alley access, and corner versus interior lots all affect value and what can be built.
- Drainage and floodplain: properties near Turtle Creek and other creeks deserve a closer look at elevation and drainage.
- School zoning: confirm the elementary zoning with Highland Park ISD for the specific address.
Because value in the Park Cities can swing block by block, and even house by house, the best way to price a home is a street-level comparison, not a neighborhood average. That's where an agent who understands both finished homes and land value makes a real difference.
Is the Park Cities Right for You?
The Park Cities tend to be a great fit if you want to:
- Live in a close-knit, walkable community just minutes from downtown Dallas
- Be served by Highland Park ISD
- Walk to coffee, dining, and shopping at Snider Plaza or Highland Park Village
- Buy a classic original home or build new on a well-located lot
If you'd rather have acreage or a newer master-planned community, other parts of North Dallas may suit you better. Either way, the right answer comes from how you actually want to live day to day.
Frequently Asked Questions About the Park Cities
What are the Park Cities in Dallas? The Park Cities are the Town of Highland Park and the City of University Park, two independent municipalities surrounded by Dallas. Together they're served by Highland Park ISD and are home to SMU, Snider Plaza, and Highland Park Village.
Where is Kilo Coffee in Dallas? Kilo is at 6600 Snider Plaza, Suite 110, in University Park, next to Sueño. It serves specialty espresso drinks, matcha, a precision pour-over slow bar, and grab-and-go food. Check current hours before visiting.
Can you build a new home in the Park Cities? Yes. Many Park Cities lots are redeveloped with new custom homes. Highland Park and University Park each have their own building rules and permitting, so review requirements with the correct town or city before you buy a lot or plan a rebuild.
Thinking About Buying, Building, or Selling in the Park Cities?
Whether you're relocating to Dallas, searching for the right lot to build on, or preparing to sell a Park Cities home, we'd love to help you think it through. As a top-producing team with 16 years in Dallas real estate and deep experience with custom builders and lot sales, we'll give you a straight read on the house, the lot, and the price.
Email Brandon for a private, confidential consultation.
Best regards,
Brandon & Brittani Travelstead Travelstead Real Estate Group | Brokered by Compass travelsteadrealestate.com
