Forest Hills and Little Forest Hills are separate East Dallas neighborhoods divided by Lakeland Drive. Forest Hills, platted in 1924, has larger wooded lots, big minimum lot sizes and a wide mix of revival, mid-century and new homes. Little Forest Hills has smaller lots, older cottages and a funky feel. Both share Dallas ISD schools.
Both sit in ZIP code 75218, and listings sometimes stretch either name. The Forest Hills plat was dedicated in April 1924 by landowner Leon Fechenbach, with H.W. Brouse selling home sites (Forest Hills Neighborhood Association, Forest Hills Origins). Little Forest Hills grew more informally, starting with lake cottages and hunting cabins and filling in with smaller, more affordable houses.
Where is each neighborhood?
Forest Hills is bounded by Garland Road on the west, Lakeland Drive on the north, the BNSF Railway right-of-way on the east, and Highland Road and San Rafael Drive on the south (Forest Hills Neighborhood Association). It faces the south end of White Rock Lake and the Dallas Arboretum.
Little Forest Hills sits on the other side of Lakeland Drive, generally extending northeast toward Old Gate Lane and Casa Linda Estates, between Garland Road and the rail line. There is no city-adopted boundary for Little Forest Hills, so confirm any specific address. Our East Dallas page puts both neighborhoods in context with Casa Linda, Lakewood and Lake Highlands.
How do the homes compare?
The housing stock is where most buyers feel the difference first.
Forest Hills:
- Tudor Revival, Cotswold cottage, Spanish Revival and Colonial Revival homes from the 1920s to 1940s
- Mid-century modern and ranch houses from the 1950s and 1960s
- Large contemporary and Mediterranean-inspired new construction since the 2000s
- A Preservation Dallas Preservation Achievement Award for the neighborhood
Little Forest Hills:
- Wood-frame cottages from the 1920s to 1940s, many one story with detached garages
- Minimal traditional, bungalow and wartime cottage styles (City of Dallas conservation district study, 2007)
- Expanded cottages and newer modern homes on scattered lots
- A median year built of 1947, per D Magazine's neighborhood guide
How do the lots compare?
Much of Forest Hills is covered by Planned Development District No. 575 (City of Dallas Ordinance 24269, adopted in 2000). Its posted text sets single-family uses based on the R-10(A) district and a minimum lot size of 16,000 square feet in most subdistricts, with front yard setbacks that vary by subdistrict. The association describes the neighborhood as a wooded bluff with large, shaded lots.
Little Forest Hills lots are generally smaller and vary by street. East Dallas Living notes they tend to be larger than in many nearby East Dallas neighborhoods, but they rarely match the deepest Forest Hills parcels. For either neighborhood, check the survey and Dallas Central Appraisal District records for a specific property, and confirm zoning on the City of Dallas zoning map.
How does each neighborhood feel?
Forest Hills feels settled and traditional. Streets are quiet and heavily shaded, homes are often set well back, and the neighborhood association organizes a Fourth of July parade, a spring egg hunt, a holiday tree lighting and an optional security patrol program.
Little Forest Hills embraces the motto "Keep Little Forest Hills Funky," per D Magazine. Expect colorful exteriors, artistic touches, informal street patterns and several streets without sidewalks. Both share easy access to the White Rock Lake trail, the Arboretum and Casa Linda Plaza.
Do the two neighborhoods share schools?
Yes, in general. Alex Sanger Preparatory School, at 8410 San Leandro Drive, serves PK3 through 8th grade and is listed as a feeder school by the Forest Hills Neighborhood Association. Dallas ISD places Sanger in the Bryan Adams High School feeder pattern, which also includes W. H. Gaston Middle School. Zones can change, so confirm by address. Our post on which schools serve Lakewood and Little Forest Hills covers the area's options in more depth.
Do different rules apply in each neighborhood?
Neither neighborhood is a City of Dallas conservation district or historic district, so there is no added architectural design review in either. The differences come from base zoning and history:
- Forest Hills has planned development zoning (PD 575) over much of the neighborhood, with large minimum lots and set front yards. Its association is voluntary and imposes no deed restrictions of its own.
- Little Forest Hills pursued a conservation district for years. The City Council denied the request on January 14, 2009 (Lakewood Advocate). Renovations follow base zoning and building code.
- Trees in both follow the City's Article X rules. Single-family lots under two acres with an existing home generally need no permit to remove trees, but protections attach once a demolition permit is submitted.
Which neighborhood is right for me?
Choose Forest Hills if a large lot, a substantial home and a traditional streetscape are priorities. Choose Little Forest Hills if you want a smaller, character-filled home and a quirky, creative neighborhood. Our post on whether Little Forest Hills is a good place to buy and our Lakewood vs. Little Forest Hills vs. Lake Highlands comparison go deeper.
How can The Agency Dallas help in Forest Hills?
The Agency Dallas represents buyers and sellers in Forest Hills and Little Forest Hills, and we can tour both in a single afternoon so you feel the difference on the ground. Buyers, send us your budget, timing and must-haves. Owners, request a home valuation. Visit our East Dallas page or call (469) 839-6020. We follow up within one business day. The Agency Dallas helps Forest Hills buyers confirm exactly which neighborhood a listing sits in before they write an offer.
Frequently asked questions
Which street separates Forest Hills and Little Forest Hills?
Lakeland Drive. The Forest Hills Neighborhood Association uses Lakeland Drive as its northern boundary, and Little Forest Hills lies on the other side. Because listing descriptions sometimes blur the names, check the property address against the association's boundary map or ask your agent to confirm which neighborhood a home is in.
Is Forest Hills more expensive than Little Forest Hills?
Forest Hills generally has larger lots and larger homes, which tends to place it at a higher price point, though individual properties vary widely. Texas does not require sale prices to be disclosed in public records, so ask an agent with MLS access to pull recent comparable sales in each neighborhood before you set a budget.
Do both neighborhoods go to the same schools?
Generally, yes. Both are associated with Alex Sanger Preparatory School and the Bryan Adams High School feeder pattern in Dallas ISD. Attendance zones are set by address and can be redrawn, so confirm the assigned campuses using the Dallas ISD SchoolSite Locator and call the school before you rely on it.
Does either neighborhood have a conservation district?
No. Neither Forest Hills nor Little Forest Hills appears on the City of Dallas list of conservation districts. Little Forest Hills sought one, and the City Council denied it in 2009. Forest Hills relies on planned development zoning over much of the neighborhood, which sets lot sizes and setbacks but not architectural style.
Is the nickname "Big Forest Hills" official?
No. We did not find it used by the neighborhood association, the City of Dallas or local press, so we use "Forest Hills." When searching listings, school lookups or appraisal records, use "Forest Hills" and confirm the boundaries with the association's map rather than relying on any informal nickname you may hear.
Sources
- Forest Hills Neighborhood Association, Boundaries; Forest Hills Origins; Historic Architecture; Schools; Planning and Zoning
- City of Dallas, Planned Development District No. 575 (Ordinance 24269), as posted by the Forest Hills Neighborhood Association
- City of Dallas, Little Forest Hills Conservation District Community Meeting presentation (March 27, 2007)
- City of Dallas Planning, Introduction to Conservation Districts
- City of Dallas, Single Family and Duplex Tree Requirements (Landscape and Tree Manual)
- Lakewood Advocate, City denies Little Forest Hills re-zoning (January 2009)
- D Magazine, Dallas Neighborhood Guide: Forest Hills; Little Forest Hills
- Dallas ISD, Bryan Adams High School Attendance Zones and Feeder Pattern
Verified October 2026.
