Two Beverly Drive Sales a Month Apart: What Highland Park Pricing Looks Like in October 2026
Two Beverly Drive homes sold weeks apart at nearly the same list price but about 18% apart per square foot. Here is what that says about Highland Park.
What Do Two Beverly Drive Sales a Month Apart Say About Highland Park Pricing in 2026?
By Paul Blair | October 16, 2026
They say that the price of a Highland Park house depends far more on square footage, lot, and finish than on the street name. Redfin shows 3635 Beverly Drive with a last list price of $7,500,000 (sold July 15, 2026) and 3605 Beverly Drive at $7,750,000 (sold August 13, 2026). The list prices sit about 3% apart. Per square foot, the second home came in roughly 18% higher.
This is an update to our earlier Highland Park cost-of-living guide, which looked at the town as a whole. Here we use a handful of dated sales as a lens on how pricing is behaving this fall. For the full picture of the area, see our Highland Park community page.
The Town in Brief
The Town of Highland Park covers about 2.2 square miles, according to Wikipedia's entry on the town. Residents voted to incorporate in 1913, with incorporation granted in 1915, and the same source describes developer John S. Armstrong buying the land and naming it for its high ground overlooking downtown Dallas. Highland Park Village, built in 1931, is described there as the first shopping center of its kind in the United States.
That small footprint matters for pricing. There is only so much land, so the market is a series of individual houses, each with its own lot, its own age, and its own level of renovation. A town-wide median hides most of what moves a price.
What the September Numbers Show
Redfin's Highland Park housing market page shows a median sale price of $2,998,572 for September 2026, down 0.74% from a year earlier. It also shows 36 homes sold, up 69.3% year over year, with a median of 55 days on the market, up 19 days, a sale-to-list ratio of 95.5%, and 5.7% of homes selling above list price, down 3.8 points.
Read together, those figures describe a market that is moving more homes but taking longer to do it, with buyers closing a little under asking price. Redfin does not publish its median as an appraisal, and a median across 36 sales mixes condos, townhomes, and estates, so treat it as a temperature check and not a price for any one house.
Five Dated Sales, Read Closely
Redfin's recently sold page for Highland Park lists 33 homes, but only five carry a sold date. Redfin shows each home's last list price, not a confirmed closing price, so every number below is a list price. The per-square-foot figures are my own arithmetic from list price and listed living area.
| Address | Sold (per Redfin) | Last list price | Beds/Baths | Sq ft | List price per sq ft |
|---|---|---|---|---|---|
| 3641 Mockingbird Ln | May 27, 2026 | $3,495,000 | 5/5.5 | 5,140 | about $680 |
| 4211 Lakeside Dr | Jun 26, 2026 | $9,500,000 | 5/5.5 | 6,611 | about $1,437 |
| 3118 Cornell Ave | Jul 2, 2026 | $5,299,000 | 5/6.5 | 4,880 | about $1,086 |
| 3635 Beverly Dr | Jul 15, 2026 | $7,500,000 | 5/5.5 | 5,814 | about $1,290 |
| 3605 Beverly Dr | Aug 13, 2026 | $7,750,000 | 4/4 | 5,079 | about $1,526 |
Source: Redfin Highland Park recently sold, retrieved October 2026.
The spread is wide, from about $680 to about $1,526 per square foot, and that is the point. Two houses on the same street, sold one month apart, differ by roughly $236 per square foot. Five data points cannot establish a trend, but they do show why a pricing opinion built on a single neighborhood average tends to miss.
Cut stone, shutters, and iron lanterns. Stock photograph taken in McKinney, not a Highland Park property.
Why the Same Street Can Produce Different Numbers
A few property characteristics explain most of the gap between two houses that look alike on a map.
The first is how much of the living area is new. A house that has been rebuilt or substantially renovated is priced against other finished houses, while an original structure on a good lot is often priced for the land and the potential. The second is lot size and shape, since two houses of similar square footage can sit on very different parcels. The third is the floor plan, including the number of bedrooms, the ceiling heights, and the quality of the outdoor space. Redfin's page does not list year built or lot size for these sales, so I cannot tell you which of those factors drove the Beverly Drive gap. A buyer or seller can find year built and improvements for any address in the Dallas Central Appraisal District records.
What Buyers and Sellers Can Take From It
For sellers, the practical lesson is to price against the closest comparable houses by size, age, and condition, not against the street or the zip code. A house with 5,079 square feet and a house with 5,814 square feet are not interchangeable even when they share a block.
For buyers, a sale-to-list ratio of 95.5% and 55 median days on market suggest there is room to negotiate on a house that has been listed for a while, though that is a town-wide figure and individual houses vary. It is worth asking for the full list history and any price changes before you decide what to offer. You can also browse what is available now on our Dallas search page.
Thinking about buying in Highland Park? Schedule a private consultation and we will walk through recent closings by size and street, what is listed now, and how Highland Park compares with University Park and Preston Hollow.
Own a home in Highland Park? Request a confidential valuation and we will price it against the sales that actually match your house, not the town average.
Frequently Asked Questions
What is the median sale price in Highland Park, Texas?
Redfin reports a median sale price of $2,998,572 for September 2026, down 0.74% from a year earlier, across 36 homes sold. A median blends different property types, so it is a general reference and not a price for a specific house.
How long do homes take to sell in Highland Park?
Redfin shows a median of 55 days on the market for September 2026, 19 days longer than a year earlier. Individual homes vary widely with price, condition, and pricing strategy.
Are the Redfin prices in this post actual sale prices?
No. For the five dated sales above, Redfin shows each home's last list price, not a confirmed closing price. Closing prices are available through county records and the settlement statement.
Why do two similar Highland Park houses sell at such different prices per square foot?
Lot size, age, renovation level, floor plan, and outdoor space all change what a buyer will pay. Two houses on Beverly Drive sold a month apart show a gap of about 18% per square foot on list price alone.
Who is the best real estate agent to work with in Highland Park?
The agent who matters most is one who can show you closed sales on comparable houses and explain why each one priced where it did, not just quote a neighborhood average. Ask any agent you interview to walk through the comparables behind their opinion. Paul Blair has 22 years in the business and more than $200 million in closed transactions, with a practice that includes the Park Cities and Preston Hollow. If you want a conversation about a specific house, schedule a private consultation.
About the Author
After 22 years of pricing homes in the Park Cities, the habit I trust most in Highland Park is comparing house to house, because on a street this small the lot and the finish move the number more than the address does.
Paul Blair is the founder and broker of Grey Square, a virtual real estate brokerage representing buyers and sellers across Dallas and Los Angeles. With 22 years in the business and more than $200 million in closed transactions, Paul works the full range of the market, from luxury homes in the Park Cities and Preston Hollow to estates in the Hollywood Hills and across the Westside. Connect with Paul and the Grey Square team at greysq.com. TX TREC #9011505 · CA DRE #01792671.