Before You Buy in Dallas: Flood Zone, Lot, Street and House Age

How do I check if a Dallas house is in a flood zone?

Look up the address on FEMA's Flood Map Service Center and in the City of Dallas floodplain resources, then compare both with the seller's disclosure. FEMA's maps show the Special Flood Hazard Area, the area with a 1% chance of flooding in any year. The City of Dallas Floodplain Management office, part of Dallas Water Utilities Stormwater Operations, can answer questions about a specific property.

1. Search the address on FEMA's Flood Map Service Center and note the flood zone.
2. Check the City of Dallas floodplain map for the same lot. Creeks such as White Rock, Turtle, Bachman and Coombs run through many neighborhoods.
3. Read the Texas Seller's Disclosure Notice, which asks about floodplains, past flooding and flood insurance claims.
4. Ask for any elevation certificate and get a flood insurance quote during your option period.

If the house is in a Special Flood Hazard Area and you use a federally backed mortgage, your lender will require flood insurance. Even outside the mapped area, ask about drainage and past water in the house.

Flood insurance is sold through the National Flood Insurance Program and by private insurers, and the price depends on the building, its elevation and the zone. Get the quote early: a high premium is easier to deal with during your option period than after it.

Where in Dallas can I get a bigger yard?

Look first at Preston Hollow, Bluffview, parts of Lake Highlands and some North Dallas streets. These areas were laid out when lots were larger, and many still have them. If you want true acreage, look outside the city: the GPS Group sells land and acreage in places such as Kaufman, Sherman, Weston and Farmersville.

Confirm the land area on the DCAD record and the survey. A wide-looking yard may include an easement, a creek setback or part of a floodplain where you cannot build a pool or an addition. Large trees are part of the appeal, but they also affect foundations and what you can build.

Also check the rules on the lot. Deed restrictions, an HOA or a conservation district can limit fences, pools, additions and accessory buildings, which matters if the yard is the reason you are buying.

Does living on a busy street lower home value?

Usually, yes. A house that faces or backs onto a busy road generally draws fewer buyers than a similar house a block away on a quiet street, so it tends to sell for less and can take longer to sell.

How much depends on the road, the noise level, the setback, fences or walls, and whether the driveway opens onto the busy street. A busy street can still be a fair purchase if the price reflects it. When I price or evaluate a home, I compare it with sales on similar streets, not just the same neighborhood. If you own one now, a pricing review shows how that plays out for your house.

Can I find newer construction homes in Lakewood?

Yes. Newer homes appear in Lakewood where an older house was replaced on its lot, mixed in with original homes from the 1920s onward. The same lot-by-lot pattern happens in the Park Cities and Preston Hollow. In Preston Hollow you can also find single-story homes, both original ranch houses and some new ones.

Before you plan to build or add on, check whether the lot falls in a City of Dallas conservation district or historic district, or under deed restrictions or an HOA. These rules can control height, setbacks, materials and what the front of the house looks like. The city publishes conservation district maps and ordinances.

Kessler Park or Lakewood for an older home?

Both are good places to look for a house from the 1920s through the 1940s, and the choice is mostly about setting. Kessler Park, in North Oak Cliff, has hills, creek bluffs and winding streets and is a City of Dallas conservation district. Lakewood, in East Dallas, sits beside White Rock Lake on a more regular street layout.

• Foundation: much of Dallas sits on expansive clay soil, so older pier-and-beam and slab foundations need a careful look.
• Plumbing: ask about original cast iron or galvanized pipe and any sewer line scope.
• Electrical: check the panel and the wiring type.
• Exterior rules: in a conservation district, exterior changes usually need review.

Are most homes in Turtle Creek condos?

Yes. Along Turtle Creek Boulevard most homes are condos in mid-rise and high-rise buildings, with some townhomes and older houses nearby. When you buy a condo, you also buy into the association.

• Read the declaration, bylaws, rules and budget, plus the resale certificate the association provides.
• Ask about reserves, planned repairs and any special assessments.
• Check rules on leasing, pets, parking and renovations.
• Ask your insurance agent what the building's master policy covers and what your own condo policy must cover.

In what order should I run these checks?

Run the free checks before you make an offer and the paid ones during the option period. That way you only pay for inspections on a house that has already passed the basics.

1. Before the offer: FEMA and City of Dallas flood maps, the DCAD record for lot size and taxing units, the school district lookup, and a drive past at rush hour.
2. Before the offer: look at the street itself. Is it a cut-through, is there a commercial lot behind the house, does the driveway open onto a busy road?
3. At the offer: ask for the seller's disclosure, any survey and any elevation certificate.
4. During the option period: a general inspection, plus foundation, sewer line and roof specialists if the house is older, and insurance quotes.
5. Before closing: review the title commitment and survey for easements and restrictions with your title company.

If a check turns up a problem, you can ask for a repair or a price change, or end the contract within the option period. I help you decide which. Ask me about a specific house.