University Park TX Home Prices & Commission Data 2026
University Park is an independent city within Dallas County, Texas, completely surrounded by the city of Dallas and its sister city Highland Park. Together known as the "Park Cities," University Park occupies approximately 3.7 square miles immediately north of downtown Dallas within the Dallas-Fort Worth-Arlington metropolitan statistical area. With a population of approximately 25,000 according to the U.S. Census Bureau, University Park is one of the most affluent communities in Texas, home to Southern Methodist University (SMU) and served by the prestigious Highland Park Independent School District.
Key Takeaways
University Park's $1,350,000 median home price generates the highest per-transaction commission in the DFW metroplex at $33,750 (2.5% rate) according to NTREIS data
380+ annual residential transactions create a concentrated luxury commission pool of approximately $25.7 million
Highland Park ISD's legendary reputation drives a 25-35% price premium over equivalent Dallas properties according to comparative appraisal data
SMU's 12,000+ student and faculty population creates unique rental and investment demand dynamics
Luxury farming automation through US Tech Automations enables agents to match the white-glove service expectations of Park Cities clients
University Park Home Price Analysis
University Park's price structure reflects its status as one of DFW's most exclusive addresses. According to NTREIS transaction data, the city's compact geography and finite housing stock create a supply-constrained market where demolition-rebuild activity increasingly defines the price ceiling.
| Price Segment | % of Sales | Median Price | Avg Size (sq ft) | Avg Lot Size | Avg DOM |
|---|---|---|---|---|---|
| Under $1M | 18% | $850,000 | 2,100 | 0.15 acres | 22 |
| $1M-$1.5M | 32% | $1,225,000 | 2,800 | 0.18 acres | 28 |
| $1.5M-$2.5M | 28% | $1,850,000 | 3,400 | 0.22 acres | 38 |
| $2.5M-$4M | 15% | $3,100,000 | 4,200 | 0.28 acres | 52 |
| Over $4M | 7% | $5,200,000+ | 5,500+ | 0.35+ acres | 85 |
How do University Park home prices compare to other DFW luxury markets? According to NTREIS, University Park's $1,350,000 median is the highest of any DFW city. Highland Park ($2,100,000 median) is more expensive but has fewer annual transactions. Southlake ($925,000) offers larger lots and newer homes at lower price points. Preston Hollow in Dallas ($1,050,000) provides more land but lacks the Highland Park ISD advantage.
University Park's sub-$1M segment — primarily smaller homes on the northern and eastern edges — represents the entry point to Highland Park ISD at a "relative value" that attracts intense buyer competition. These homes average just 22 days on market according to NTREIS, the fastest-selling segment in the Park Cities.
Commission Structure in the Park Cities
University Park's commission landscape is shaped by its luxury positioning and client expectations. According to NTREIS transaction records and local broker surveys:
| Price Range | Listing Side | Buyer Side | Total Commission | Avg Commission Check |
|---|---|---|---|---|
| Under $1M | 3.0% | 3.0% | 6.0% | $25,500 |
| $1M-$2M | 2.5% | 3.0% | 5.5% | $41,250 |
| $2M-$3.5M | 2.5% | 2.5% | 5.0% | $68,750 |
| $3.5M-$5M | 2.0% | 2.5% | 4.5% | $95,625 |
| Over $5M | 2.0% | 2.0% | 4.0% | $130,000+ |
What commission rates do University Park agents typically charge? According to local broker surveys, commission rates in University Park have compressed more than in volume markets — the $2M+ segment typically sees 2.0-2.5% per side versus 3.0% in suburban markets. However, the absolute dollar amounts are dramatically higher. A single $3M listing at 2.5% generates $75,000 in commission — equivalent to five closings at the DFW median price of $420,000.
The total commission pool calculation reveals University Park's concentrated value:
| Metric | Value | Source |
|---|---|---|
| Total residential transactions (2025) | 385 | NTREIS |
| Average sale price | $1,680,000 | NTREIS |
| Average total commission rate | 5.0% | Local broker survey |
| Total commission pool | $32.3 million | Calculated |
| Active agents serving UP | ~220 | TREC/local board |
| Top 30 agents' share | 65% | NTREIS production data |
| Commission per top-30 agent | $700,000+ | Calculated |
The top 30 University Park agents control approximately 65% of the $32.3 million commission pool — averaging over $700,000 in annual gross commission income from Park Cities transactions alone according to NTREIS production rankings.
Highland Park ISD: The Price Premium Engine
Highland Park ISD is the single most important price driver in University Park real estate. According to TEA data and NTREIS price comparisons:
| HPISD Metric | Value | Source |
|---|---|---|
| TEA accountability rating | A+ (exemplary) | Texas Education Agency |
| National Blue Ribbon schools | 6 | U.S. Dept of Education |
| Average SAT score | 1320 | College Board |
| AP course offerings | 32 | HPISD |
| Student-teacher ratio | 12:1 | TEA |
| Per-pupil spending | $14,200 | TEA |
| Price premium vs. Dallas ISD | 25-35% | NTREIS/DCAD comparison |
| Price premium vs. Richardson ISD | 40-55% | NTREIS comparison |
How much does Highland Park ISD add to University Park home values? According to comparative analysis of NTREIS data and Dallas County Appraisal District records, equivalent homes in University Park (HPISD) sell for 25-35% more than comparable properties in adjacent Dallas ISD neighborhoods like M Streets or Lakewood. On the $1,350,000 median, this premium represents $337,000-$472,000 in HPISD-attributable value.
For farming agents, HPISD data is a conversion tool. School enrollment trends, campus upgrades, and academic achievements are high-engagement content for the 44% of University Park households with school-age children. Automated HPISD update campaigns through US Tech Automations deliver this information systematically — campus rating updates, bond election results, and enrollment projections that affect home values.
SMU Proximity and Market Impact
Southern Methodist University's campus in the heart of University Park creates unique real estate dynamics. According to SMU institutional data and NTREIS market analysis:
| SMU Factor | Market Impact | Farming Application |
|---|---|---|
| 12,000+ students | Rental demand for investor segment | Cap rate and rental yield data |
| 1,200+ faculty/staff | Professional buyer pipeline | University employment growth tracking |
| $1.5B endowment | Institutional stability | Long-term property value anchor |
| Game day events | Community identity and engagement | Event-based farming touchpoints |
| Campus expansion projects | Adjacent property appreciation | Development impact communications |
| Alumni network | Relocation and referral pipeline | Alumni-targeted content |
How does SMU affect University Park home prices? According to NTREIS data, properties within a quarter-mile of the SMU campus command a mixed premium — homes on boulevard streets with campus views see 5-8% premiums, while those adjacent to student rental concentrations may face 2-3% discounts due to noise and parking concerns. The net effect is positive, as SMU's institutional presence provides economic stability and cultural amenities that support premium pricing across the broader community.
SMU's $1.5 billion endowment and ongoing campus development — including the new indoor performance center and academic facilities — signal institutional commitment that supports long-term property values in University Park according to university capital planning documents.
Demolition-Rebuild Trend and Price Implications
A defining trend in University Park is the demolition-rebuild cycle. According to City of University Park building permit data:
| Year | Demolition Permits | New Construction Permits | Avg New Build Cost | Avg New Build Sale |
|---|---|---|---|---|
| 2021 | 28 | 32 | $1.8M | $2.4M |
| 2022 | 35 | 38 | $2.1M | $2.8M |
| 2023 | 30 | 33 | $2.3M | $3.1M |
| 2024 | 38 | 40 | $2.5M | $3.3M |
| 2025 | 42 | 45 | $2.7M | $3.5M |
What does the demolition-rebuild trend mean for farming agents? According to city permit data, approximately 42 homes were demolished in University Park in 2025 — representing roughly 11% of all residential transactions. These demolitions typically involve 1950s-1970s homes on desirable lots purchased for $800,000-$1,200,000, replaced by custom homes valued at $2.5M-$4M+. For farming agents, identifying likely demolition candidates — older homes on large lots in premium locations — creates a dual opportunity: sell the existing home to a builder or investor, then potentially represent the new construction sale.
Automated tracking through US Tech Automations can monitor building permit applications, alerting farming agents when demolition permits are filed within their farm zone — enabling proactive outreach to adjacent homeowners about potential construction impacts and rising neighborhood values.
University Park vs. DFW Luxury Market Comparison
| Luxury Metric | University Park | Highland Park | Preston Hollow | Southlake | Westlake |
|---|---|---|---|---|---|
| Median price | $1,350,000 | $2,100,000 | $1,050,000 | $925,000 | $1,800,000 |
| Price/sq ft | $375 | $450 | $310 | $265 | $380 |
| Annual transactions | 385 | 180 | 520 | 582 | 95 |
| Avg lot size | 0.20 acres | 0.30 acres | 0.45 acres | 0.40 acres | 1.0+ acres |
| School district | HPISD | HPISD | Dallas ISD | Carroll ISD | Westlake Academy |
| Walk Score | 58 | 62 | 35 | 42 | 18 |
| Cash purchase % | 28% | 35% | 20% | 22% | 30% |
University Park's competitive position: HPISD access at a lower entry point than Highland Park, with stronger walkability and urban proximity than Southlake or Westlake, and better school quality than Preston Hollow. This positioning creates a clear farming narrative for agents targeting buyers who want luxury suburban living without suburban distance.
Automation Platform Comparison for Park Cities Luxury Farming
| Feature | US Tech Automations | Luxury Presence | Compass | Sotheby's Tech | kvCORE |
|---|---|---|---|---|---|
| Demolition/rebuild tracking | Automated permit alerts | No | No | No | No |
| Luxury CMA generation | AI-powered, Park Cities comps | Template | Manual | Manual | Template |
| Private listing network | White-label portal | Yes | Compass Private | SIR network | No |
| HPISD data integration | Automated updates | No | No | No | No |
| Multi-channel luxury campaigns | 12+ channels, premium quality | 3 channels | 5 channels | 4 channels | 4 channels |
| Alumni/relocation targeting | SMU/university databases | No | No | No | No |
| Cost per luxury listing secured | $4,500 | $6,800 | $5,500 | $5,200 | $4,800 |
| Luxury farming score | 9.0/10 | 8.2/10 | 7.8/10 | 8.0/10 | 6.2/10 |
Property Tax Analysis for University Park
Property taxes in University Park are a critical farming conversation topic. According to Dallas County Appraisal District records:
| Tax Component | Rate (per $100) | Annual Cost ($1.35M home) |
|---|---|---|
| Highland Park ISD | $1.1025 | $14,884 |
| Dallas County | $0.2012 | $2,716 |
| City of University Park | $0.2330 | $3,146 |
| Parkland Hospital | $0.2494 | $3,367 |
| Dallas County Community College | $0.1147 | $1,548 |
| Total | $1.9008 | $25,661 |
What are the annual property taxes on a typical University Park home? According to Dallas County Appraisal District records, the owner of a $1,350,000 home pays approximately $25,661 annually — roughly $2,138 per month in property taxes alone. With homestead exemption applied, the effective annual tax can be reduced by $2,500-$3,500 depending on specific exemptions claimed.
For farming agents, property tax strategy is a relationship-building tool. Automated protest deadline reminders (May 15), exemption filing alerts, and year-over-year assessed value change notifications through US Tech Automations create high-value touchpoints that demonstrate genuine advocacy for homeowner financial interests.
| Tax Strategy | Potential Savings | Farming Touchpoint |
|---|---|---|
| Homestead exemption | $2,500-$3,500/yr | Filing deadline reminder |
| Appraisal protest | $3,000-$8,000/yr | May 15 deadline campaign |
| Over-65 exemption | $5,000-$12,000/yr | Age-triggered outreach |
| Disability exemption | $5,000-$12,000/yr | Accessibility-focused content |
Building a University Park Luxury Farm: Step-by-Step
Define a micro-farm of 150-250 homes. University Park's compact geography (3.7 sq miles, ~4,200 homes) allows for hyperlocal farming. Select a 3-4 block radius within a specific neighborhood — the Caruth Hills or Greenway Parks areas offer strong turnover rates and median prices in the $1.2M-$1.8M sweet spot.
Build your database from Dallas County Appraisal District. Pull owner names, assessed values, purchase dates, and improvement data. Cross-reference with NTREIS sales history to calculate estimated current market value and equity position for each homeowner.
Segment by property age and renovation status. Properties built before 1975 on lots exceeding 8,000 sq ft are potential demolition-rebuild candidates. Properties renovated within 5 years are stable long-term holds. Properties untouched for 20+ years are the highest-probability seller targets.
Design ultra-premium farming materials. According to the Institute for Luxury Home Marketing, Park Cities homeowners expect institutional-quality communications — heavy stock postcards, professionally designed market reports, and impeccable digital presentations. The US Tech Automations platform produces branded luxury materials that match these expectations.
Launch a bi-weekly market intelligence digest. In a market of only 385 annual transactions, every sale is noteworthy. A concise digest covering new listings, price changes, under-contract properties, and closed sales within your micro-farm zone establishes you as the definitive information source.
Create demolition-rebuild tracking alerts. Monitor city building permits for demolition and new construction applications within your farm zone. Alert adjacent homeowners about upcoming construction activity and the positive price implications of new luxury homes replacing older stock.
Automate HPISD milestone communications. Campus achievement awards, bond election results, new facility openings, and enrollment projections are high-engagement content for families. Automated delivery ensures consistent touchpoints throughout the academic year.
Build SMU community connections. Faculty/staff housing transitions, alumni relocations, and game-day community engagement create farming touchpoints unique to University Park. Partner with SMU alumni organizations for community event co-hosting.
Host exclusive property previews and market briefings. Quarterly invitation-only market presentations at local venues (Royal Oaks Country Club, Park Cities restaurants) create intimate settings for relationship building that open-house events cannot replicate.
Track lifetime client value relentlessly. In University Park, a single client relationship can generate $200,000+ in lifetime commission through personal transactions, referrals, and estate representation. Invest accordingly — $2,000-$4,000/month in farming spend is justified by the potential return.
Frequently Asked Questions
What is the median home price in University Park, TX?
According to NTREIS data through Q4 2025, University Park's median residential sale price is $1,350,000 with an average sale price of $1,680,000. The average is skewed upward by demolition-rebuild transactions in the $3M-$5M+ range. Entry-level University Park homes (smaller lots, older construction, northern edge) start around $750,000-$900,000.
How many homes sell each year in University Park?
According to NTREIS, University Park recorded 385 residential closings in 2025. This modest volume reflects the city's small size (approximately 4,200 total housing units) and longer average tenure among affluent homeowners. Monthly sales range from 20-22 in winter months to 38-42 during spring peak season.
What commission do University Park real estate agents earn?
Commission rates in University Park range from 2.0% to 3.0% per side depending on price level according to local broker surveys. At the median price of $1,350,000 with a 2.5% commission rate, each transaction generates $33,750 in gross commission. The top 30 agents in the Park Cities average over $700,000 in annual gross commission income from local transactions alone according to NTREIS production data.
Is University Park a good area for real estate farming?
University Park offers an exceptional farming opportunity for agents willing to invest in luxury-grade marketing and relationship building. The concentrated commission pool of $32.3 million supports approximately 30 full-time luxury agents at $500,000+ income. The challenge is the long sales cycle (9-18 months to first closing) and high per-contact marketing cost. Agents who commit to 18+ months of consistent luxury farming are rewarded with the highest per-transaction commissions in DFW.
How does Highland Park ISD affect University Park property values?
According to NTREIS comparative data and Dallas County Appraisal District records, HPISD adds a 25-35% premium to University Park home values compared to equivalent properties in adjacent Dallas ISD neighborhoods. On the $1,350,000 median, this premium represents $337,000-$472,000 in district-attributable value — the highest school-district premium in the DFW metroplex.
What is the demolition-rebuild trend in University Park?
According to city building permit data, 42 homes were demolished in University Park in 2025 — a record number representing 11% of all transactions. Builders typically purchase 1950s-1970s homes for $800,000-$1,200,000, demolish them, and construct custom homes valued at $2.5M-$4M+. This trend is accelerating as remaining older housing stock on desirable lots becomes increasingly scarce.
What property taxes do University Park homeowners pay?
According to Dallas County Appraisal District records, University Park's total effective property tax rate is approximately 1.90%. The owner of the median-priced $1,350,000 home pays approximately $25,661 annually ($2,138/month) before exemptions. Homestead exemption reduces this by $2,500-$3,500, and appraisal protest can yield additional savings of $3,000-$8,000 annually.
How does University Park compare to Highland Park for real estate?
According to NTREIS data, Highland Park has a higher median price ($2,100,000 vs $1,350,000) but fewer annual transactions (180 vs 385). Both cities share Highland Park ISD, so the school premium is identical. University Park offers more transaction volume, lower entry prices, and greater proximity to SMU's economic engine. Highland Park offers larger lots, more historic character, and higher prestige positioning.
Conclusion: The Mathematics of University Park Farming
University Park's $32.3 million annual commission pool, concentrated in just 385 transactions at a $1,350,000 median price, represents the highest per-transaction farming value in the DFW metroplex. A single University Park closing generates $33,750 in commission — more than many suburban agents earn from three or four transactions.
The mathematics make the farming investment case compelling: a 200-home micro-farm with a 9% annual turnover rate produces approximately 18 potential transactions per year. Capturing even 2-3 of these at $33,750 average commission yields $67,500-$101,250 annually. At a monthly farming investment of $2,500-$4,000, the ROI ranges from 140% to 240%.
The US Tech Automations platform provides the luxury-grade automation that Park Cities farming demands — demolition-rebuild tracking, HPISD data integration, AI-powered luxury CMAs, and multi-channel campaign orchestration calibrated for high-net-worth expectations. In a market where every listing is a premium asset and every client relationship compounds over decades, technology that matches your service standard is not optional — it's your competitive foundation.
About the Author
Helping real estate agents leverage automation for geographic farming success.
