It depends on the house, the lot and the trees. In Forest Hills, renovating often makes sense for sound 1920s to 1940s revival homes with character worth keeping. Rebuilding can make sense when the house is small, failing or poorly sited on a large lot. Check zoning, tree rules and floodplain first, then confirm with an architect and engineer.
Forest Hills (not to be confused with Little Forest Hills) is an East Dallas neighborhood whose plat dates to April 1924 (Forest Hills Neighborhood Association, Forest Hills Origins). Much of it falls within Planned Development District No. 575, adopted by the City of Dallas in May 2000 (City of Dallas Ordinance 24269). Those two facts, an old housing stock and specific lot rules, frame almost every renovate-or-rebuild decision here.
What housing stock will I find in Forest Hills?
Forest Hills has a wide range of homes, so the answer differs house to house:
- 1920s to 1940s revival homes: Tudor Revival, Cotswold cottage, Spanish Revival and Colonial Revival. Many have plaster walls, original windows and pier-and-beam foundations.
- Mid-century and ranch homes: 1950s and 1960s houses, some with strong modern design worth preserving.
- Newer construction: Contemporary, Mediterranean and other homes built since the 2000s.
The neighborhood has received a Preservation Dallas Preservation Achievement Award, and a sensitive renovation of a significant revival or mid-century house can appeal to buyers who come to Forest Hills for character. Our East Dallas page compares the housing stock across nearby neighborhoods.
What zoning rules apply to Forest Hills lots?
Forest Hills is not a City of Dallas conservation district or historic district, so there is no architectural design review of styles, materials or rooflines (City of Dallas Planning, Introduction to Conservation Districts). That gives owners more freedom than in nearby Lakewood or the M Streets.
Zoning still matters. The posted text of PD 575, which covers roughly 300 acres between Lakeland Drive, San Leandro Drive, Highland Road and the alley behind San Fernando Way, sets out:
- Single-family uses based on the R-10(A) district
- A minimum lot size of 16,000 square feet in most subdistricts (13,000 square feet in one)
- Front yard setbacks that vary by subdistrict, from 22.5 feet up to 100 feet on certain lots
- Landscaping under the City's Article X
Some streets lie outside that boundary, and PDs can be amended, so confirm the district for any property on the City of Dallas zoning map. The association itself imposes no deed restrictions.
How do tree rules affect a Forest Hills project?
Trees are central to Forest Hills, and the City's rules change depending on what you are doing. Under the City of Dallas Landscape and Tree Manual:
- On a single-family or duplex lot under two acres with an existing home, removing trees generally requires no permit.
- Once a demolition permit is submitted, the lot can be treated as vacant and trees become protected as of that date.
- A tree survey and tree protection plan are required for retained trees before demolition or construction disturbance.
- Removing protected trees during a rebuild can trigger replacement or mitigation requirements.
The Forest Hills Neighborhood Association has explored a Neighborhood Forest Overlay, a City tool approved in 2019 that can extend tree protections to smaller single-family lots. As of its November 2024 presentation, no petition had been filed. Check with the association and the City arborist for current status before you plan.
Should I check floodplain status in Forest Hills?
Yes. Flood risk is parcel-specific, so never assume. The City of Dallas Development Code bars fill, structures or excavation in the 100-year floodplain unless a fill permit is first obtained, and the City applies a "no adverse impact" policy (City of Dallas Floodplain Management).
Before buying:
- Look up the parcel on FEMA flood maps.
- Ask the City's Floodplain Management staff about any city-determined floodplain on unmapped drainage.
- Request the seller's disclosure and any elevation certificate.
- Ask your insurance agent for a flood insurance quote, even outside a mapped zone.
What permits will I need?
Most renovations and every rebuild need City of Dallas permits: some combination of demolition, building, electrical, plumbing and mechanical, plus the tree survey for demolition. Additions must respect your district's setbacks. A licensed architect, builder or permit expediter handles the applications.
How do I evaluate a Forest Hills house before buying?
A sound option-period evaluation usually includes:
- A general home inspection plus a foundation evaluation by a structural engineer.
- Sewer line scope, roof review and an electrical check for older wiring.
- A survey showing lot lines, easements, setbacks and tree locations.
- A zoning check confirming PD 575 or other district rules for the parcel.
- A floodplain lookup and insurance quote.
- A design consultation if you plan an addition or a rebuild.
Our guide to buying near White Rock Lake covers more lake-area considerations, and our Lakewood conservation district guide shows how different the rules are just west of the lake.
When does renovating usually win, and when does rebuilding?
Renovating tends to win when the structure is sound, the house has architectural significance, or mature trees surround the footprint.
Rebuilding tends to win when the foundation or framing has serious failure, the footprint wastes a large lot, or an addition would cost nearly as much as new construction. Plan around protected trees and setbacks from day one.
A licensed architect, structural engineer and builder should confirm feasibility and cost for any specific property.
How can The Agency Dallas help in Forest Hills?
The Agency Dallas helps buyers in Forest Hills evaluate renovation and rebuild potential before they write an offer, with zoning, tree and floodplain questions on the checklist from the first showing. Send us your budget, timing and must-haves. If you own a home you may sell instead of renovating, request a home valuation. Start on our East Dallas page or call (469) 839-6020. We follow up within one business day. The Agency Dallas represents buyers and sellers in Forest Hills and throughout East Dallas.
Frequently asked questions
Is Forest Hills a conservation district?
No. Forest Hills does not appear on the City of Dallas list of conservation districts, and it is not a City historic district. There is no architectural design review of styles or materials. Zoning, including PD 575 over much of the neighborhood, still governs lot sizes, setbacks and uses, so confirm the rules for your parcel.
Do I need a permit to remove a tree in Forest Hills?
Generally not, on a single-family lot under two acres with an existing home, under the City's Article X rules. That changes once a demolition permit is submitted, when trees become protected and a survey is required. Rules can change, and the neighborhood has explored a tree overlay, so check with the City arborist before removing any large tree.
What is the minimum lot size in Forest Hills?
Within PD 575, which covers much of the neighborhood, the posted ordinance sets a minimum lot size of 16,000 square feet in most subdistricts and 13,000 square feet in one. Some streets follow other zoning. Check the City of Dallas zoning map and current ordinance before planning to split or combine lots.
Is Forest Hills in a flood zone?
Flood risk is parcel-specific, even on the wooded bluff above White Rock Lake. Look up the property on FEMA flood maps, ask City of Dallas Floodplain Management about any unmapped drainage, review the seller's disclosure and get an insurance quote. Do this during your option period, before you commit.
How long does a rebuild take in Forest Hills?
It varies with design, permitting and construction. Plan time for architectural drawings, a tree survey, City plan review, demolition and the build itself. Your architect and builder can give a realistic schedule for your project. Starting design work during your option period or soon after closing helps keep the timeline moving.
Sources
- Forest Hills Neighborhood Association, Forest Hills Origins; Historic Architecture; Planning and Zoning; Neighborhood Forest Overlay presentation (November 2024)
- City of Dallas, Planned Development District No. 575 (Ordinance 24269), as posted by the Forest Hills Neighborhood Association
- City of Dallas Planning, Introduction to Conservation Districts
- City of Dallas, Landscape and Tree Manual: Single Family and Duplex Requirements
- City of Dallas, Neighborhood Forest Overlay code amendment (Council report, October 2025)
- City of Dallas Floodplain Management, fill permit neighborhood meeting presentation (2025)
Verified October 2026.
