Dallas County 2026 appraisal notices are expected any day now. While we wait, we analyzed every residential property in the 2024 and 2025 DCAD certified tax rolls — 627,376 homes matched year-over-year — to see exactly what happened last time and where the increases were concentrated.
The County-Wide Picture
Between 2024 and 2025, DCAD added $11.52 billion in gross market value to the residential tax roll. But the increases were not spread evenly:
| What Happened | Properties | % of Total |
|---|---|---|
| Value increased | 160,431 | 25.6% |
| No change | 363,759 | 58.0% |
| Value decreased | 103,186 | 16.4% |
The typical home saw $0 in change. More than half of all properties received the exact same value as the year before. The entire $11.52 billion increase was absorbed by just 25.6% of homeowners — and nearly 79,510 of them (12.7%) got hit with increases of 10% or more.
So the question isn't really "did Dallas County values go up?" It's where.
Top 25 ZIP Codes by Increase
We looked at every ZIP code in Dallas County with 300+ residential properties, and ranked by average percentage change. Here are the top 25.
| ZIP | Area | Properties | Avg Value '25 | Avg % Change | % with 10%+ |
|---|---|---|---|---|---|
| 75230 | Preston Hollow | 9,848 | $1,296,944 | +12.46% | 55.1% |
| 75225 | Highland Park adj. | 3,765 | $1,569,283 | +11.91% | 53.6% |
| 75209 | Oak Lawn / Turtle Creek | 4,878 | $613,093 | +10.39% | 37.3% |
| 75229 | North Dallas | 14,780 | $583,729 | +9.16% | 32.1% |
| 75220 | Northwest Dallas | 9,183 | $512,826 | +8.54% | 28.8% |
| 75219 | Uptown / Oak Lawn | 6,204 | $478,432 | +8.02% | 25.6% |
| 75214 | Lakewood / East Dallas | 9,050 | $716,697 | +7.74% | 26.7% |
| 75205 | SMU / Snider Plaza | 2,991 | $1,425,854 | +7.73% | 29.2% |
| 75218 | Casa Linda / White Rock | 10,141 | $517,684 | +7.20% | 21.3% |
| 75206 | Lower Greenville / M Streets | 5,895 | $681,040 | +6.61% | 20.2% |
| 75238 | Lake Highlands | 6,575 | $453,398 | +6.40% | 17.8% |
| 75248 | Far North Dallas | 9,116 | $511,037 | +6.34% | 16.2% |
| 75254 | North Dallas / Addison | 2,928 | $413,698 | +5.95% | 13.5% |
| 75228 | East Dallas / Pleasant Mound | 14,310 | $244,270 | +5.79% | 12.5% |
| 75243 | Lake Highlands S. | 5,990 | $355,816 | +5.76% | 13.5% |
| 75240 | North Dallas | 3,987 | $424,780 | +5.58% | 14.5% |
| 75246 | Old East Dallas | 428 | $342,555 | +5.47% | 14.5% |
| 75215 | South Dallas / Fair Park | 7,008 | $134,458 | +5.22% | 11.2% |
| 75223 | SE Dallas / Cedars | 3,032 | $189,740 | +5.14% | 10.5% |
| 75208 | N. Oak Cliff / Bishop Arts | 6,662 | $275,285 | +5.08% | 8.9% |
| 75252 | North Dallas | 4,265 | $571,024 | +4.85% | 10.2% |
| 75044 | Garland | 10,455 | $297,855 | +4.79% | 12.1% |
| 75042 | Garland | 8,831 | $274,543 | +4.64% | 11.8% |
| 75204 | Uptown / Bryan Place | 3,154 | $419,006 | +4.61% | 8.8% |
| 75201 | Downtown / Victory Park | 4,102 | $409,750 | +4.55% | 9.5% |
One thing to notice: in many of these ZIP codes, the average increase was significant but the median was $0. In 75229 (North Dallas), for example, the average was +9.16% — but most homeowners in that ZIP actually saw zero change. The increases were driven by a subset of properties that DCAD targeted for reassessment that year.
Top 25 DCAD Neighborhood Codes — Where 10%+ Increases Were Most Concentrated
Many homeowners don't know this, but DCAD assigns internal neighborhood codes to groups of properties it considers comparable for appraisal purposes. These codes don't necessarily match the neighborhoods you'd recognize on a map — a single named neighborhood like "Lakewood" might contain several DCAD codes, and vice versa.
These codes matter because they reveal where DCAD chose to target reassessments. When 100% of a neighborhood code gets a 10%+ increase, that's a deliberate decision to raise that entire cluster.
Here are the 25 neighborhood codes where the highest percentage of homeowners received 10%+ increases (minimum 200 properties):
| DCAD Code | City | Properties | Avg Value '24 | Avg % Change | % with 10%+ |
|---|---|---|---|---|---|
| 1PH07 | Dallas | 367 | $2,147,543 | +21.79% | 100.0% |
| 1PH12 | Dallas | 244 | $1,291,746 | +20.72% | 100.0% |
| 2PH04 | Dallas | 443 | $907,764 | +20.26% | 99.5% |
| 1PH02 | Dallas | 432 | $1,559,483 | +19.80% | 100.0% |
| 2OL10 | Dallas | 266 | $574,932 | +18.89% | 100.0% |
| 2PH01 | Dallas | 285 | $866,032 | +18.31% | 99.6% |
| 2PH03 | Dallas | 549 | $681,810 | +18.03% | 99.5% |
| 1PH06 | Dallas | 448 | $1,362,997 | +17.87% | 100.0% |
| 2PH02 | Dallas | 291 | $855,282 | +17.39% | 99.0% |
| 1PH01 | Dallas | 329 | $1,600,485 | +16.74% | 98.8% |
| 1PH05 | Dallas | 310 | $1,395,137 | +15.73% | 99.7% |
| 2OL13 | Dallas | 359 | $439,893 | +15.40% | 99.2% |
| 2NWD06 | Dallas | 595 | $507,270 | +14.61% | 96.1% |
| 3GAR01 | Garland | 1,014 | $264,032 | +14.58% | 93.5% |
| 2NWD05 | Dallas | 649 | $496,476 | +14.52% | 96.8% |
| 2OL08 | Dallas | 308 | $455,427 | +14.34% | 98.7% |
| 3DUN01 | Duncanville | 742 | $244,432 | +14.23% | 92.5% |
| 3IRV03 | Irving | 564 | $271,068 | +13.93% | 93.8% |
| 2NWD01 | Dallas | 395 | $484,118 | +13.63% | 94.4% |
| 2ND02 | Dallas | 547 | $428,854 | +13.60% | 96.9% |
| 3CEH01 | Cedar Hill | 686 | $300,218 | +13.52% | 91.0% |
| 3CAR03 | Carrollton | 458 | $310,741 | +13.27% | 89.3% |
| 1PH11 | Dallas | 215 | $1,080,060 | +13.13% | 98.6% |
| 3GAR06 | Garland | 1,310 | $259,684 | +13.08% | 87.6% |
| 2NWD03 | Dallas | 648 | $417,036 | +12.95% | 93.7% |
Look at the "Avg Value '24" column. These aren't just high-end neighborhoods. Clusters in the $200K–$400K range — Garland, Duncanville, Cedar Hill, Irving, Carrollton — saw 85–95% of their homeowners receive double-digit increases. If your home falls in one of these groups, you were almost certainly hit.
You can find your DCAD neighborhood code on your appraisal notice or by searching your property on dallascad.org.
Three Takeaways
1. The increases were targeted, not universal. DCAD reassesses properties in clusters on a rotating basis. In any given year, most homes see $0 change. But if your cluster is up for reassessment, the increase can be steep — 15%, 20%, even 30%+. Whether your cluster is selected again for 2026 is the single biggest factor in what your notice will say.
2. ZIP code averages hide what's really happening. A ZIP code with a +5% average might have 70% of homes at $0 change and 30% at +15%. The average tells you the direction of the money. The neighborhood code tells you whether you were in the crosshairs.
3. The only city with a net decrease was Mesquite — essentially flat at -0.06% across 39,187 properties. Every other city in Dallas County went up.
What's Coming Next
We built this analysis because 2026 appraisal notices are about to land. When DCAD releases the new data, we'll run the same analysis immediately and publish an updated version with a 2026 column so you can see how your area compares year over year — and which neighborhood clusters got targeted this time.
If you want to know where your specific home stands relative to similar properties, you can check your assessment for free at CheckMyPropertyTax.com. It takes about 60 seconds, no contract, no commitment — just data.
The protest filing deadline for 2026 is May 15, 2026. Your assessed value cannot go up as a result of filing a protest. There is no downside to checking.
About this analysis: 627,376 residential properties matched across the 2024 and 2025 DCAD certified tax rolls by account number. Properties without living area, with 2024 values under $25,000, and with 5x+ year-over-year jumps (typically land reclassifications) were excluded. All values are DCAD market values from public records. Percentage changes represent the mean of individual property percentage changes, weighting each property equally.
CheckMyPropertyTax.com provides informational analysis using public appraisal district data. Not legal, tax, or financial advice. Outcomes not guaranteed.