In January, a house near Armstrong Parkway and Preston Road came down. Locals called it the Mushroom House, an architect's fever dream of copper shingles and stained glass built in 1997 for a client who wanted something no one had seen before. Preservationists in the Park Cities had assumed for years it would eventually go, and it did, not long after a local car dealership owner and his wife bought the property. Two months later, on March 28, the same preservation group stood on a different Highland Park lawn and pinned a brass plaque to a 1923 Italian Renaissance home on the 3600 block of Beverly Drive, calling it one of the neighborhood's architecturally significant houses worth protecting.
Both events happened within a few months of each other, in the same town, under the watch of the same nonprofit. That is not a contradiction. It is the whole story.
Highland Park's town founder, John Armstrong, once said of the homes he was platting along Beverly Drive, "People will always buy the very best." A century later, buyers still do. What has changed is what "the very best" turns out to mean when the sale closes: sometimes the house, and sometimes just the ground it sits on.
A Plaque Is a Compliment, Not a Permit
Preservation Park Cities, the nonprofit responsible for both the January demolition's quiet acceptance and the March landmarking ceremony, has landmarked homes across Highland Park and University Park for years. President Jason Morski has described the group's landmark registry as a record homeowners can point to for research or future deed restrictions, and the organization also runs realtor education events with Preservation Dallas and hands out scholarships to graduating Highland Park seniors studying architecture or history. What the registry does not do, and cannot do, is stop a bulldozer.
Neither Highland Park nor University Park has a preservation ordinance on the books. A landmark designation from Preservation Park Cities carries no legal force. The town does notify the nonprofit when a demolition permit is filed, which is more courtesy than control, and past attempts to pass real preservation rules in either town have been voted down by the towns' own governments, according to reporting in D Magazine. One representative for the group put it plainly: property rights are king in these neighborhoods. If an owner wants to tear down a landmarked home and build something new, normal permitting is the only obstacle in the way.
The scale of that gap is not abstract. By 2023, Preservation Park Cities had landmarked more than 230 houses and structures across the Park Cities. More than two dozen of them had already been razed by then anyway.
Compare That to What Dallas Actually Enforces
A few miles south, inside the city of Dallas proper, the picture is different. Dallas has a Landmark Commission with real teeth: neighborhoods like Swiss Avenue, Munger Place, and Winnetka Heights carry legal historic district status, meaning a homeowner cannot demolish a contributing structure or make major exterior changes without commission approval. Highland Park and University Park chose independence from Dallas over a century ago and kept their own police, parks, and code enforcement in the bargain. What they never adopted is that layer of architectural protection.
| Highland Park / University Park | Dallas Historic Districts (Swiss Ave, Munger Place, Winnetka Heights) | |
|---|---|---|
| Who decides preservation status | Preservation Park Cities, a private nonprofit | City of Dallas Landmark Commission |
| Legal weight of a designation | None; plaque and registry only | Ordinance-backed; binding on owners |
| Who can approve a demolition | The property owner, unilaterally | Landmark Commission review required |
For a buyer comparing a historic Beverly Drive address to a historic pocket of East Dallas, that table is the actual distinction worth weighing. Both markets sell you a story about the past. Only one of them can legally require the story to stay standing.
The Math That Doesn't Show Up on the For Sale Sign
Here is the part that changes how you should read a Highland Park listing this month. When a lot is scarce and demand keeps climbing, the value of the ground under a house can outrun the value of the house itself. Once that happens, even a well-kept, architect-designed home stops being an asset in its own right and starts functioning as a placeholder on top of one.
The clearest recent example is 4101 Beverly Drive, a 1912 Italian Renaissance mansion once considered Dallas's most prominent example of Gilded Age architecture. Dallas billionaire Andy Beal bought it in 2021 for a reported $41 million with stated plans to renovate. Preservationist Craig Melde said the community was encouraged when they heard a renovation was coming. The house came down anyway in 2024, and there is no ordinance in Highland Park that could have required otherwise.
That same calculation is visible in this month's inventory, not just in the archive. A Richard Drummond Davis-designed home at 3616 Beverly Drive, in the Fourth Section of Old Highland Park, hit the market on August 7 at $8,750,000. Its own marketing does not hide the choice it's offering: a buyer can renovate the existing 1985 home or clear the 0.448-acre lot and start over, and the listing frames both paths as equally reasonable outcomes for a property with, in its words, a rare combination of address, lot size, and potential.
Contrast that with a different Beverly Drive listing that surfaced the same summer: an Italianate mansion built by the Russell Brown Company nearly a century ago for Dr. Samuel Edwin Milliken and his wife Sallie, whose family ties run through a former Texas lieutenant governor and into the family behind the Adolphus Hotel downtown. That house is being sold this year at $7.75 million on the strength of its provenance, its Lueders limestone entry, and its history, not its buildable lot. Two Beverly Drive addresses, two very different pitches, same street.
Neither pitch is dishonest. Both are accurate descriptions of what the current market actually rewards. The point is that the pitch itself tells you which side of the ledger a given house has landed on.
What to Ask Before You Fall for a Beverly Drive Listing
If you're evaluating an older home in Highland Park or University Park right now, the landmark status on the plaque is the least useful data point available to you. A few questions matter more:
- Has this specific home been landmarked by Preservation Park Cities, and does the seller or listing agent know that history? It affects nothing legally, but it can affect how a future buyer or neighbor reacts if you plan to demolish.
- What is the assessed land value relative to the improvement value on the Dallas Central Appraisal District record? When land value dominates, expect competing offers from buyers who have no intention of keeping the house.
- Is the home being marketed around its architect and history, or around its lot dimensions and buildable envelope? The listing language itself is usually an honest signal of which outcome the seller expects.
- If you intend to renovate rather than rebuild, have you budgeted for the fact that no ordinance requires your neighbors to make the same choice? A beautifully restored home can still end up next to new construction on either side.
A Few Direct Questions
Does a Preservation Park Cities landmark increase what a home is worth? It can support a buyer's willingness to pay for character and provenance, but it creates no legal requirement that the next owner preserve anything. Treat it as a credibility marker, not a guarantee.
Is there any demolition waiting period in Highland Park? No ordinance currently requires one. Some preservationists have pushed for a delay period to allow time for renovation review, but nothing along those lines has passed in either Highland Park or University Park.
How would I even know if a historic home I'm touring is at risk of teardown? Look at the land-to-structure value split in the appraisal district record and at how the listing itself is framed. A listing that leads with lot size and renovation potential is telling you something the marketing copy on a historic-provenance listing is not.
The Real Choice on the Table
Buying an older home in Highland Park was never really a choice between old and new. It's a choice between paying for a story that has no legal protection and paying for options that come with no obligation to use them. Both are legitimate ways to spend seven figures on Beverly Drive. Knowing which one you're actually buying, before you write the offer, is the only part of this that a plaque can't tell you.
If you're weighing an older Highland Park home against a rebuild opportunity, or trying to read what a listing's own language is signaling about its future, Richard Noon has spent two decades pricing exactly this distinction street by street. Let's Connect.
