Hollywood Heights–Santa Monica, Dallas: A Guide to East Dallas's Tudor Neighborhood

Hollywood Heights–Santa Monica is an East Dallas neighborhood of more than 800 homes, most of them Tudor-style cottages from the 1920s and the years before World War II, sitting just south of White Rock Lake in ZIP code 75223. If you're relocating and want an older home with real character, a protected streetscape, and quick access to the lake, it belongs on your short list.

It's one of my favorite neighborhoods to drive through with out-of-town buyers, because the streets look the way people picture "old Dallas" and rarely find.

Where is Hollywood Heights–Santa Monica?

The neighborhood sits northwest of East Grand Avenue (State Highway 78), across from Tenison Park Golf Course. The Santa Fe Trail curves along its northern edge, and Sarasota and Valencia streets mark the southwest side. It's a short drive to Lower Greenville, Knox-Henderson, Deep Ellum, and Downtown.

Two neighborhoods grew up side by side here. Developer J.B. Salmon bought the land, once a dairy farm, in the early 1920s, named it Hollywood Heights, and sold the first lot in June 1924. Bert Blair started developing neighboring Santa Monica in 1925. Decades later, residents of both joined forces to create one conservation district covering the two, so most people just say "Hollywood Heights."

If you're also looking at Lakewood's homes and schools, you'll find the two areas are close neighbors and share the same zoned Dallas ISD elementary school.

What do the homes look like?

Tudor is the signature. The neighborhood association describes Hollywood Heights as possibly the largest collection of intact Tudor-style homes of its type in the country. Many have stonework accents that give the style a Texas twist. You'll also see Craftsman and Spanish-influenced homes mixed in.

Many of these homes have been updated inside while keeping the original front. Some still need that work, and that's where a careful inspection matters most. With a house approaching 100 years old, I want you to understand how East Dallas clay affects foundations before we write an offer. I'd also plan on a sewer scope and a close look at the electrical and plumbing.

What does the conservation district mean for buyers?

The original deed restrictions required 35-foot setbacks and limited building heights. When those restrictions expired in the late 1970s, teardowns started. Residents organized, and the area became one of the City of Dallas's early conservation districts in [FILL IN: confirm 1989 or 1993 with the City of Dallas], with rules close to the original deed restrictions.

A conservation district is different from a historic district like Swiss Avenue. It's meant to protect the character of the street while still letting homes change over time. Here's what that means in practice:

1. The ordinance sets standards for the architectural elements of a home's exterior.
2. There are placement rules for things like garages and driveways, plus specific guidelines for bigger projects such as additions and retaining walls.
3. Before exterior remodeling, owners file a work review form with photos and sketches.
4. Review is generally administrative and more predictable than in a historic district.

If you're planning an addition or a bigger renovation, let's pull the ordinance and talk to the city before you buy, not after.

Which schools serve Hollywood Heights?

The neighborhood is in Dallas ISD. Its zoned public schools are Lakewood Elementary, J.L. Long Middle School, and Woodrow Wilson High School. Dallas ISD's Eduardo Mata Montessori School is also in the area, along with several private schools. School boundaries can change, so always confirm the zoning for a specific address with Dallas ISD before you make an offer.

What's nearby for parks and recreation?

This is a big part of the appeal. Close by you have:

• Tenison Park Golf Course and the Tenison Park Pollinator Garden, right across East Grand
• Lindsley Park
• Samuell-Grand Park, with tennis, pickleball, and Shakespeare in the Park
• The Santa Fe Trail, which connects to the White Rock Creek Trail
• White Rock Lake itself, just to the north

If the lake is the main draw for you, it's worth comparing this area with the neighborhoods ringing White Rock Lake so you can see how home ages, lot sizes, and prices differ around the shoreline.

Is Hollywood Heights a good fit for my home search?

It tends to work well if you want a 1920s-era home with architectural detail, trails and a golf course close by, and a quick drive to the rest of East Dallas. It can be a harder fit if you need a large new-construction floor plan, or if you'd rather not have any review process for exterior changes. I'll tell you plainly which way I think it leans for you, and then the decision is yours.

Frequently Asked Questions

Where is Hollywood Heights in Dallas?

Hollywood Heights–Santa Monica is in East Dallas, ZIP code 75223, just south of White Rock Lake and northwest of East Grand Avenue, across from Tenison Park Golf Course.

What style are the homes in Hollywood Heights?

Most are Tudor-style cottages from the 1920s and the years before World War II, many with stone accents. You'll also find Craftsman and Spanish-influenced homes.

Is Hollywood Heights a historic district?

No. It's a City of Dallas conservation district, which sets standards for exterior changes but is generally less restrictive than a historic district. Owners file a work review form before exterior remodeling.

Curious whether a Tudor in Hollywood Heights fits what you're looking for? I'm happy to walk the neighborhood with you, even virtually before you arrive. Reach me at (214) 642-2510 or lacey@theadvisoryteamdallas.com. — Lacey