Some East Dallas neighborhoods are governed by zoning overlays that regulate exterior changes and new construction. Buyers often hear the terms conservation district and historic district used interchangeably, but they operate very differently.
The designation affects renovation plans, approval timelines, and what owners are allowed to change. Knowing the difference before buying or listing helps avoid issues during the option period and future remodeling.
What Is a Conservation District
A conservation district is a zoning overlay designed to maintain neighborhood character while still allowing homes to evolve over time.
The rules typically address:
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Setbacks and building placement
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Height and massing
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Garage location
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Rooflines and façade proportions
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Compatibility of additions and new construction
Exterior work may require review by the city, but the process is generally administrative and predictable. The intent is to prevent incompatible construction rather than freeze a home in its original condition.
Owners can usually remodel and expand homes as long as the design fits the surrounding streetscape and conforms to Dallas zoning and development code.
What Is a Historic District
A historic district is preservation focused and more restrictive.
Exterior alterations, additions, demolition, and sometimes materials require formal approval through the city preservation process. Plans are reviewed for historical accuracy and architectural compatibility.
Renovations often must use era-appropriate materials and details. The review process adds planning time and requires more preparation before construction begins.
Key Differences Between Conservation and Historic Districts
Approval Process
Conservation districts use a zoning style review handled administratively. Historic districts require formal preservation review and may involve revisions before approval.
Renovation Flexibility
Conservation districts allow modernization as long as the scale and appearance fit the street. Historic districts focus on preservation and often require historically appropriate materials.
New Construction
Both regulate new builds, but historic districts enforce stricter architectural compatibility standards.
Project Timeline
Conservation district approvals are typically predictable and faster. Historic district approvals add planning time and should be expected to extend renovation schedules.
Design Intent
Conservation districts protect neighborhood character. Historic districts protect architectural authenticity.
East Dallas Conservation Districts
Lakewood
The Lakewood Conservation District covers only a small part of Lakewood Proper. The Lakewood ordinance regulates several aspects (the location of garages, exterior paint colors, building setback lines, etc.) New home construction within the boundaries of the conservation district must be either Tudor, Spanish Eclectic, French Eclectic, or Colonial/Georgian. The Lakewood Conservation District has about 200 homes within its boundaries. The conservation district applies to the southwest portion of Lakewood Proper.
Hollywood/Santa Monica
Prior to beginning any exterior remodeling in the Hollywood Heights/Santa Monica Conservation District, homeowners must complete a work review form and submit photos and sketches of the proposed work to The City of Dallas. The Hollywood Heights/Santa Monica ordinance sets certain standards on architectural elements of a home’s exterior (only approved paint colors, for instance) and also has placement rules for certain additions (garages, driveways, etc.). There are also specific guidelines for more complex remodeling, such as additions and retaining walls.
M-Streets
In the late 1990’s and early 2000’s, the M-Streets neighborhood lost many of its treasured Tudor and Craftsman homes to tear-downs and new construction that did not match the surrounding architectural pattern. In response, the M-Streets Conservation District was formed in 2002 to stop that destruction and put in place building restrictions for “thoughtful new construction that blends in beautifully with the original homes in the neighborhood.”
M-Streets East
In 2003, the eastern portion of the M Streets neighborhood separated to become M Streets East Conservation District to preserve the neighborhood’s collection of Craftsman bungalows, Colonial, and Tudor Revival houses. The M Streets East Conservation District contains a mix of early twentieth century architectural styles and mature oak and pecan trees typical of the original neighborhood layout.
Belmont Addition
Belmont Addition is primarily composed of Craftsman-style homes, but there are also significant
numbers of Colonial Revival, Prairie, and Tudor-style homes. The Belmont Addition Conservation District requires builders to construct new homes in the architectural styles of the neighborhood; it also requires builders to observe the existing setbacks and heights in the area, different from what is allowed by the city code. These regulations are intended to maintain architectural consistency and preserve the established development pattern of the neighborhood.
Vickery Place
Vickery Place has similar architectural styles to its surrounding neighborhoods, including Tudor, Colonial Revival, Craftsman, and Prairie. Vickery Place residents became concerned as older historic homes were torn down and replaced by new construction that focused only on the individual structure and not the cohesion of the surrounding neighborhood. The district was created to allow new construction and renovation while maintaining consistency with the surrounding homes.
East Dallas Historic Districts
You can view the official City of Dallas historic and landmark district map to see designated boundaries and overlay areas.
Swiss Avenue
Swiss Avenue was the first local historic district designated in Dallas, in 1973. Once part of the Munger Place subdivision, Swiss Avenue contains approximately 200 homes showcasing a variety of historical revival, Prairie and Bungalow styles in both intact and restored condition. Swiss Avenue is also known for its landscaped parkways and large residential lots.
Munger Place
Peak's Addition
Junius Heights
Dallas' largest historic district, with more than 800 homes in the Craftsman, Prairie and Tudor styles, Junius Heights is also the most recent historic district, designated in 2005. Junius Heights is also noteworthy for offering the largest collection of Craftsman homes in the Southwest.
Buying or Selling in an East Dallas District
District designation directly affects ownership expectations.
Buyers should review district guidelines before planning additions, garages, or exterior updates. Projects that seem straightforward elsewhere may require drawings and approval here.
Sellers benefit from gathering documentation of prior permits and approvals before listing. Transactions often slow during the option period when buyers first learn the restrictions.
The standards help maintain consistency over time, which is one reason buyers seek out these neighborhoods.
Explore MLS Listings and Off-Market Opportunities
Not all listings identify district overlays in the MLS, so buyers often verify the designation separately. You can browse current MLS listings in East Dallas to see available homes inside conservation and historic districts. Filters allow you to narrow by neighborhood, price range, architectural style, and lot characteristics.
In addition to publicly listed homes, some owners choose to sell privately. Off-market and Compass Private Exclusive opportunities may be available that never appear in the MLS.
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