Colonnade at Turtle Creek

Forty-eight accounts, one of them misspelled § 01

Dallas Central Appraisal District’s 2026 certified roll lists 48 residential accounts at 3311 Blackburn St, ZIP 75204, all on Block 1/981, Lot 2D, a 1.380-acre parcel. Forty-seven are filed as “Colonnade at Turtle Creek Condos.” Unit 105 (account 00C10650000000105) sits under a one-n spelling, “Colonade at Turtle Creek Condo,” so a name search with the correct spelling comes back one short. Search by street address instead.

Unit numbers run in a 100 series (101–127) and a 200 series (201–229), with gaps in both. Each account’s legal description assigns it a common-element share of 1.50% to 2.15%. No developer or association document we opened states a unit total, so the county’s 48 is the count used here.

Source: DCAD2026_CERTIFIED_07232026 (ACCOUNT_INFO legal fields), situs 3311 Blackburn St; downloaded Oct 6, 2026.

Values that stop short of $335,000 § 02

The county values Colonnade between $205,000 and $334,780. The low end is unit 227, a 608 sf one-bedroom; the high end is unit 106, an 881 sf two-bedroom. The median is $290,075, and half the accounts fall between $257,685 and $325,885. Measured against living area the spread is narrow: $337 to $410 a square foot, with $380 at the middle. One-bedrooms carry a median of $259,940 and two-bedrooms $327,940.

Nothing went up this year. Forty accounts appear under the same number on both the 2025 and 2026 certified rolls; DCAD held 36 and lowered 4, and their combined value slipped 0.9%.

Source: DCAD 2026 certified export (TOT_VAL, RES_DETAIL living area) compared with DCAD2025_CERTIFIED_07242025 by account number; downloaded Oct 6, 2026.

A 1982 building, declared a condominium in 2004 § 03

DCAD gives all 48 accounts a 1982 year built and a 2004 effective year built. The Declaration and Master Deed for The Colonnade at Turtle Creek Condominiums was filed July 15, 2004 (Dallas County Instrument 200402974048), twenty-two years after the county’s build date. The earliest deed on any current account is dated June 1, 2005.

Six more filings followed in under three years: first through fifth amendments between January 2005 and February 2007, plus a corrected second amendment in July 2006. The dates fit an older building converted to condominiums in 2004, but the certificate doesn’t say so in words. Ask the title company for the declaration’s opening recitals and all six amendments, since a summary of the 2004 text alone will be out of date.

Sources: DCAD 2026 RES_DETAIL (YR_BUILT, EFF_YR_BUILT) and ACCOUNT_INFO (DEED_TXFR_DATE); declaration and amendment list from the management certificate, Dallas County Instrument 202500079584 (recorded Apr 18, 2025), via hoa.texas.gov, opened Oct 6, 2026.

Small plans, one bath each § 04

Twenty-nine accounts are one-bedrooms of 599 to 797 sf; the other 19 are two-bedrooms of 814 to 888 sf. The most common size, 634 sf, appears three times. Every account records one full bath, and only unit 108, an 873 sf two-bedroom, adds a half bath. Every account also records one fireplace.

DCAD codes each home as a single level of frame construction with stucco walls, and rates 47 of the 48 in “good” condition.

Source: DCAD 2026 RES_DETAIL (bedrooms, baths, fireplaces, framing, exterior wall, condition); downloaded Oct 6, 2026.

SBB Management and the transfer fees § 05

The association is Colonnade at Turtle Creek Homeowners Association, managed by SBB Management Company, LLC at 12801 N. Central Expressway, Suite 1401, Dallas. Its certificate was signed March 25, 2025 by the managing agent and recorded April 18, 2025. Dedicatory instruments are posted through SBB’s community search.

Fees owed at a sale: a $375 resale certificate, a $340 transfer fee and a $75 update. Rush delivery costs $75 for seven business days, $160 for five, $260 for three and $360 for one. There’s also a $20 fee to deactivate amenity access devices. The certificate states no assessment, so dues stay blank on this file.

Source: Management certificate, Dallas County Instrument 202500079584 (recorded Apr 18, 2025), Texas HOA Management Certificate registry (hoa.texas.gov), opened Oct 6, 2026.

Taxing units and what to weigh § 06

All 48 accounts are coded to the City of Dallas, Dallas ISD, Dallas County, Parkland Hospital and Dallas College, with no special district or TIF. The land record carries Planned Development District zoning. Use Dallas ISD’s school finder for campus assignments.

Half the owners (24) claim a homestead exemption, six with an over-65 exemption as well, and 29 have tax mail sent to the building. Lenders look at owner occupancy on condo loans, so ask SBB for the current rental count early. Turnover is slow: four deeds dated August 1, 2025 or later, ten since August 1, 2024, the latest on June 8, 2026, and eleven owners who took title before 2016. And the single bathroom is the hard limit here; even the largest two-bedroom has just one full bath.

Sources: DCAD 2026 ACCOUNT_APPRL_YEAR jurisdiction fields, LAND zoning, APPLIED_STD_EXEMPT and ACCT_EXEMPT_VALUE, ACCOUNT_INFO deed dates and owner address; downloaded Oct 6, 2026.

Comparable buildings § N

Chosen from the registry by district, certified-roll value band, era, and building form — the files a buyer shortlisting this building most often reads next.

Sources & method § S

Sources & method. Unit counts, values and year built come from the DCAD 2026 certified roll (as of July 23, 2026). HOA name comes from the Texas HOA Management Certificate registry. Texas is a non-disclosure state, so no sale prices are shown. Full methodology · Report a correction · Get this building's report