Buildings / Dallas / Arts District / Museum Tower
Museum Tower
1918 Olive Street, Dallas, TX 75201 · Arts District
Last verified · Jul 2026
The building § 01
Museum Tower is the Arts District's only residential high-rise — a 42-story, 115-unit glass tower designed by Scott Johnson of Johnson Fain, completed in 2013 directly across from the Nasher Sculpture Center and Klyde Warren Park.
The building runs three to four units per floor with private elevator vestibules on most plans, floor-to-ceiling glass on all exposures, and some of the largest standard floor plates in the Dallas condo market. Construction is cast-in-place concrete with a curtain-wall skin; mechanical systems are individual per-unit HVAC with central chilled water.
- ArchitectJohnson Fain (Scott Johnson)
- StructureCast-in-place concrete, curtain wall
- Units per floor3–4 (single-unit penthouse floors)
- Elevators4 passenger · 1 service
- Parking2–4 assigned spaces per unit, valet
- Ceiling heights10'0" typical · 12'0" penthouse
Fees, dues & taxes § 02
HOA dues
- Current rate≈$1.42 / sf / month
- 1,610 sf unit≈$2,286 / mo
- 3,200 sf unit≈$4,544 / mo
- 5-yr dues growth+3.1% / yr avg
- Special assessmentsNone on record since 2019
Dues include chilled water HVAC, valet, concierge, gas, water, trash, and reserves. Owner pays electric and internet.
Property taxes (2025)
- City of Dallas0.7047%
- Dallas County + hospital/college0.4193%
- Dallas ISD1.1592%
- Combined rate≈2.28%
- On $1.2M assessed≈$27,400 / yr
Homestead exemption reduces the effective bill for primary residences; over-65 owners can also freeze the school portion.
Dues verified against resale certificates · tax rates from Dallas CAD, 2025 certified roll.
HOA & bylaws § 03
What the condominium declaration and rules actually say — the items that most often surprise buyers:
| Provision | What the documents say |
|---|---|
| Leasing / rentals | Minimum lease term 12 months; no more than 15% of units leased at any time (waitlist applies). Short-term rentals prohibited. |
| Pets | Max 2 pets, combined weight limit 100 lb; board approval for exotic animals; no breed restrictions in current rules. |
| Right of first refusal | None. Units transfer freely. |
| Move-in / move-out | $500 non-refundable fee + $1,000 refundable deposit; freight elevator by reservation only. |
| Renovations | Board approval required for flooring changes and any wet-area work; licensed/insured contractors only, work hours 9–5 weekdays. |
| Smoking | Prohibited in all common areas and on balconies; permitted inside units. |
| Insurance | Master policy covers structure to drywall; owners required to carry HO-6 with $50K minimum improvements coverage. |
| Age / occupancy | No age restriction; occupancy capped at 2 persons per bedroom. |
Summarized from the declaration, bylaws & current rules — request the full document set below. Always verify against the resale certificate before contracting.
Floor plans & unit sizes § 04
Plan A
1 bd · 1.5 ba
1,610–1,730 sf
N or S single exposure
Plan B
2 bd · 2.5 ba
2,335–2,620 sf
corner, dual exposure
Plan C
3 bd · 3.5 ba + study
3,150–3,430 sf
half-floor, park-facing
Plan D
3 bd · 4.5 ba
4,580–5,050 sf
half-floor, W skyline
Penthouse
full floor · custom
6,900–9,750 sf
floors 39–42
Combined units
owner-merged plans
3,900–6,200 sf
case-by-case docs
Dimensioned PDFs for every plan available on request — see “Track this building.”
Stacks & views § 05
The “01” stack faces Klyde Warren Park and is the protected view — nothing can be built between the tower and Woodall Rodgers. The “03” stack faces west toward the downtown skyline but takes afternoon sun; the “02” stack looks north over Uptown.
01
Park / Nasher
protected ✓
02
Uptown / N
open
03
Skyline / W
PM sun
04
E, low floors
partial
Sales history § 06
| Closed | Plan | SF | Price | $/SF |
|---|---|---|---|---|
| Jun 2026 | B — corner | 2,410 | $1,585,000 | $658 |
| Apr 2026 | A | 1,655 | $1,120,000 | $677 |
| Feb 2026 | C — half floor | 3,280 | $2,340,000 | $713 |
| Nov 2025 | D | 4,720 | $3,660,000 | $775 |
| Aug 2025 | B | 2,510 | $1,610,000 | $641 |
Trailing average ≈$693/sf · building range $610–$1,050/sf depending on floor, stack & finish-out. Updated monthly.
Financing & warrantability § 07
Whether a lender will finance a unit depends on the building, not just the borrower. The figures below are what underwriters ask for:
Warrantability profile
- Owner-occupancy ratio≈78%
- Single-entity ownership capNo owner >2 units
- Commercial space share<5% (ground retail)
- HOA litigationNone active on record
- Conventional financingGenerally available
What buyers should ask lenders
Most conventional lenders treat this building as warrantable based on the profile at left, but every lender re-runs the condo questionnaire at contract — occupancy ratios and reserve funding move. Jumbo programs dominate here given price points; expect reserve-line scrutiny on any building this vintage.
Profile from the most recent lender questionnaire we've reviewed · re-verified with each file update.
Systems & utilities § 08
| System | Detail |
|---|---|
| HVAC | Central chilled/hot water plant; per-unit air handlers. Chilled water included in dues — unit electric bills run low for the size class. |
| Electrical | Individually metered units; building on Oncor. Generator backs life-safety and one elevator. |
| Water / gas | Building-paid, in dues. Gas cooktops standard on most plans. |
| Internet | Fiber to the unit; two competing providers active in building. |
| Elevators | 4 passenger + 1 service (2013 original equipment; modernization not yet on reserve schedule). |
| Envelope | Unitized curtain wall; facade inspection current per city high-rise ordinance. |
Parking, storage & access § 09
- Parking ratio2–4 assigned spaces / unit
- Valet24/7, included in dues
- Guest parkingValet-managed, on site
- EV chargingAvailable at assigned spaces (owner install, board approval)
- StorageDeeded storage units on P-levels, most units
- BicyclesSecured room, P1
- Access controlFob + concierge screening; elevator floor lockout
Governance & management § 10
The association
- EntityTX nonprofit condo assn.
- Board5 owner-elected seats
- MeetingsQuarterly + annual
- ManagementProfessional, on-site GM
- Staff≈20 FTE incl. engineering
Document set on file
Declaration & amendments · bylaws · current rules & regulations · two most recent budgets · most recent reserve study · sample resale certificate. Request the set via "Track this building" — delivered as recorded, not summarized.
Amenities § 11
Building FAQ § 12
Can I rent out a unit in Museum Tower?
Yes, but leases must run 12+ months and the building caps rentals at 15% of units — when the cap is full, new landlords join a waitlist. Short-term and corporate rentals are prohibited.
What do the HOA dues actually cover?
Chilled-water HVAC, gas, water, trash, valet, concierge, amenity operations, building insurance to the drywall, and reserve contributions. Owners pay only electric, internet, and their HO-6 policy.
How do Museum Tower's dues compare to other Dallas high-rises?
At roughly $1.42/sf/month it sits in the upper third of the Dallas market — above The House (~$1.10) and below the full-service Ritz residences (~$1.75). The chilled-water inclusion narrows the real gap, since electric bills run lower here.
Is there a right of first refusal?
No — units transfer without HOA purchase rights, which keeps closings simple and financeable.
What happened with the Nasher glare issue?
The tower's reflective skin drew a long-running dispute with the neighboring Nasher Sculpture Center after opening. The Nasher modified its garden plantings and the museum roof system was studied extensively; buyers should know the history, though it has no bearing on unit ownership.
Track this building
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