M Streets, Lakewood or Lower Greenville: which East Dallas area fits you?

Choose the M Streets for a consistent street of 1920s Tudor cottages with strict exterior rules and quick access to Central Expressway. Choose Lakewood for a wider mix of older home styles and sizes near White Rock Lake. Choose Lower Greenville if walking to restaurants and nightlife matters most. All three share Dallas ISD's Woodrow Wilson feeder pattern.

Where do these three areas begin and end?

• M Streets (Greenland Hills): bounded by North Central Expressway, Vanderbilt Avenue, Greenville Avenue and McCommas Boulevard, per the Greenland Hills Neighborhood Association. City of Dallas Conservation District No. 9 covers about 176 acres in this area (City of Dallas, Ordinance No. 25116, November 2002).
• M Streets East: across Greenville Avenue, generally to Skillman Street between McCommas Boulevard and Vanderbilt Avenue, under Conservation District No. 11 (City of Dallas, Ordinance No. 32107, January 2022).
• Lower Greenville: the commercial stretch of Greenville Avenue south of Mockingbird Lane, plus the residential streets that people loosely include with it. Nearby residential neighborhoods such as Vickery Place and the Belmont Addition each have their own City of Dallas conservation districts (Nos. 15 and 12).
• Lakewood: farther east, toward White Rock Lake. The original Lakewood Conservation District is No. 2, and the city added a Tract IV expansion effective March 31, 2025 (City of Dallas, Lakewood Conservation District page).

How do the homes compare?

M Streets. The city's 2002 fact sheet counted more than 900 homes, about 98 percent single-family, with Tudor Revival making up roughly two-thirds. Lots are typically about 7,500 square feet, and new construction must follow High Tudor style.

Lakewood. Expect more variety: Craftsman, Tudor, Spanish and Mediterranean styles and early ranch homes, with a wider range of house and lot sizes. See our Lakewood buyer's guide.

Lower Greenville. The residential streets around the avenue include older bungalows and cottages alongside duplexes, small apartment buildings and newer infill, depending on the block and its zoning.

Which area is most walkable?

Lower Greenville has the edge for daily walking to dining and nightlife. The City of Dallas reworked the avenue by narrowing it from four travel lanes to two, widening sidewalks, adding on-street parking and planting street trees (Congress for the New Urbanism, Renovating a multipurpose main street).

The M Streets is a close second. Its east edge is on Greenville Avenue, and its northwest corner is near the SMU/Mockingbird DART station, which serves the Red, Orange and Blue lines (Dallas Area Rapid Transit). A pedestrian bridge over Mockingbird Lane, opened in November 2017, links the station area to the Katy Trail (D Magazine, November 2017).

Lakewood residents often drive for errands but have White Rock Lake trails nearby. See our post on walkable neighborhoods in Dallas for a wider comparison.

How do the conservation rules differ?

All three areas include City of Dallas conservation districts, but the rules are not the same:

1. M Streets (No. 9) is among the more detailed: High Tudor for new construction, a one and one-half story front facade, no front-yard fences, straight brushed concrete driveways and a demolition test for High Tudor houses.
2. M Streets East (No. 11) allows front fences up to four feet and circular driveways, and caps most houses at two stories.
3. Lakewood (No. 2 and the Tract IV expansion) has its own standards; see our post on how the Lakewood conservation district affects buying or renovating.
4. Lower Greenville's residential streets vary: some blocks fall in districts like Vickery Place or Belmont Addition, while others do not.

Which schools serve each area?

All three areas fall in the Woodrow Wilson feeder pattern, which includes J.L. Long Middle School (an IB Middle Years Programme campus) and Woodrow Wilson High School (an IB Diploma Programme campus), per Dallas ISD. Elementary assignment is where they differ:

• Much of the M Streets has been zoned to Mockingbird Elementary
• Lakewood addresses are generally served by Lakewood Elementary
• Lower Greenville and Vickery Place addresses are generally served by Geneva Heights Elementary

Verify each address with the Dallas ISD SchoolSite Locator.

How do they compare side by side?

Which buyer fits which area?

• You love Tudor architecture and want your street to stay that way: M Streets.
• You want more house or lot options and lake access: Lakewood.
• You want to walk to dinner most nights and like an urban feel: Lower Greenville.

For prices and recent sales, see our M Streets housing market report and Lakewood housing market report.

How can The Agency Dallas help in the M Streets?

The Agency Dallas represents buyers comparing the M Streets, Lakewood and Lower Greenville. Send us your budget, timing and must-haves. Sellers can request a home valuation or call (469) 839-6020. We follow up within one business day.

The Agency Dallas also helps M Streets sellers position a home against nearby options. Start with our East Dallas page or explore more East Dallas neighborhoods.

Frequently asked questions

Is Lower Greenville part of the M Streets?

Not exactly. The M Streets (Greenland Hills) is bounded on the east by Greenville Avenue, and M Streets East continues across the avenue toward Skillman Street. Lower Greenville usually means the commercial stretch of the avenue south of Mockingbird Lane, though people sometimes use the name for surrounding residential streets. Check addresses against city maps.

Do the M Streets and Lakewood share schools?

They share secondary schools. Both are in Dallas ISD's Woodrow Wilson feeder pattern, with J.L. Long Middle School and Woodrow Wilson High School. Elementary assignments differ: much of the M Streets has been zoned to Mockingbird Elementary, while Lakewood is generally served by Lakewood Elementary. Confirm any address with the Dallas ISD SchoolSite Locator.

Which area has the strictest renovation rules?

Each conservation district sets its own standards, so strictness depends on the project. The M Streets district is notably detailed about front facades, requiring High Tudor for new construction, prohibiting front-yard fences and setting driveway and window standards. Lakewood and other nearby districts regulate different features. Compare the specific ordinance for any address before planning work.

Is Lower Greenville noisy?

Homes closest to the bars and restaurants on Greenville Avenue can hear more activity, especially on weekend nights. A few blocks away, many streets feel quiet and residential. We suggest visiting a prospective home on a Friday or Saturday evening as well as a weekday morning to judge for yourself before you make an offer.

Can I get to the Katy Trail from the M Streets?

Yes, with a short trip. The SMU/Mockingbird DART station is near the neighborhood's northwest corner, and a pedestrian bridge over Mockingbird Lane, opened in November 2017, links the station area to the Katy Trail. Distance and route depend on your block, so check the walk from any home you are considering.

Sources

• City of Dallas, Ordinance No. 25116, Conservation District No. 9 (M Streets), with fact sheet
• City of Dallas, Ordinance No. 32107, Conservation District No. 11 (M Streets East)
• City of Dallas Planning and Development, Lakewood Conservation District (CD #2) page
• Greenland Hills Neighborhood Association, About Greenland Hills
• Dallas ISD, Woodrow Wilson Feeder Pattern; J.L. Long Middle School; Woodrow Wilson High School
• Dallas Area Rapid Transit, SMU/Mockingbird Station
• D Magazine, Mockingbird pedestrian bridge opens (November 2017)
• Congress for the New Urbanism, Renovating a multipurpose main street

Verified October 2026.