Plaza at Turtle Creek II

Phase 2 of one regime on a shared 3.133-acre tract § 01

Dallas Central Appraisal District files the 96 residential accounts at 2828 Hood St (ZIP 75219) under the legal name “Plaza at Turtle Creek Res Ph 2,” Block 11/1017, Lot 1H. Its sister phase at 3535 Gillespie St (Lot 1G, 47 accounts, covered on the Plaza at Turtle Creek I file) prints the same 3.133 acres on every legal line, and both phases carry the same 136,474 sf land record, so the two buildings sit on one parcel under a single condominium.

The common-element shares say the same thing. Phase 2’s 96 legal lines add up to 58.77% of the common elements and Phase 1’s 47 lines to 33.13%, about 91.9% between them; whatever remains is not on a residential account. Five Phase 2 accounts are combined homes whose legal line names two unit numbers: 403&404, 907&908, 1003&1004, 1303&1304 and 1702&1703.

Source: DCAD data products: 2026 certified export (DCAD2026_CERTIFIED_07232026), ACCOUNT_INFO (situs, unit, LEGAL1-5) and LAND (area, zoning), pulled Oct 22, 2026.

A $931,515 median and 43 homes past $1 million § 02

The 2026 roll appraises Phase 2 at about $109.0 million in all. The median account is $931,515, the middle half runs from $821,100 to $1,437,480, and 43 of the 96 clear $1 million. At the top is 1702, the combined 1702&1703 home of 6,379 sf, appraised at $3,636,030; 1403 (3,990 sf) follows at $3,351,600.

Two accounts on the ground floor are not homes in the usual sense: 0103 is 447 sf with no bedroom or bath at $24,240, and 0105 is 1,055 sf, also with none, at $57,290. Leave them out and the other 94 run $370 to $840 per sf, centered on $490. Against the 2025 roll, which had 100 accounts here, DCAD raised 66 of the 95 matched accounts and lowered 29, a combined gain of about 3.3%.

Source: DCAD 2026 certified export, ACCOUNT_APPRL_YEAR (TOT_VAL) and RES_DETAIL (living area, bedrooms, baths), matched by account to the 2025 export; computed Oct 22, 2026. These are appraisals, not transaction data.

A 2001 declaration with six recorded amendments § 03

DCAD gives all 96 accounts a 2000 year built. The association’s certificate cites a Declaration of Covenants, Conditions and Restrictions for Plaza at Turtle Creek Residences recorded April 19, 2001, in Volume 2001078, Page 00040 of the Dallas County condominium records. Six amendments follow: May 1, 2001; October 1, 2001; October 24, 2003; August 11, 2004; July 19, 2006 (Instrument 200600262689); and July 17, 2007. The 2007 instrument number is printed on the certificate as 20070257094, so confirm it with the County Clerk when the title commitment lists the chain.

Turnover picked up recently. The roll shows 15 deed dates in 2025, the most of any recent year, after 4 in 2024 and 10 in 2023, and 4 so far in 2026 with the latest on April 3. Twenty-eight owners took title before 2016. Twenty-four accounts are held in a company or trust name and 21 list a tax agent. Unit numbers 0806, 1502, 1503, 1601 and 1603 dropped off between the 2025 and 2026 rolls and 1208 is new, so check a listing’s unit number against the current roll.

Sources: DCAD 2026 RES_DETAIL (YR_BUILT) and ACCOUNT_INFO (DEED_TXFR_DATE, OWNER_NAME1), ACCOUNT_APPRL_YEAR (TAXPAYER_REP), 2025 export; recording history from the association’s management certificate (Dallas County Instr. 202400222178), opened Oct 22, 2026.

Repeating 1,932 and 2,061 sf plans on floors 5 to 8 § 04

Read by unit number, the tower is regular in the middle and varied at the ends. Floors 5 through 8 hold 28 accounts, every one either 1,932 or 2,061 sf, with medians between $821,100 and $911,305 a floor. Floors 10 to 14 mix 1,328 sf one-bedrooms with homes up to 3,990 sf. Floors 15 and 16 carry four homes each of 2,470 to 2,835 sf, floor 17 has five, and the four accounts numbered 18xx are all 1,716 sf.

The bedroom split is 11 one-bedrooms (1,328 to 1,609 sf, $717,120 median), 48 two-bedrooms (1,546 to 4,632 sf, $987,945) and 35 three-bedrooms (1,932 to 6,379 sf, $1,346,230). Ninety of the 96 accounts list one fireplace and four list two. DCAD grades 80 accounts very good and 10 excellent, and codes the frame as metal with a concrete-brick exterior; Phase 1 next door is coded stucco.

Source: DCAD 2026 RES_DETAIL (NUM_BEDROOMS, NUM_FIREPLACES, CDU_RATING_DESC, framing, exterior wall) and ACCOUNT_INFO (UNIT_ID), computed Oct 22, 2026. Floor groupings read from unit numbers, not from a plan.

FirstService Residential, and a fee table with three speeds § 05

Plaza at Turtle Creek Residences Association, Inc. is managed by FirstService Residential Texas, Inc., 14951 North Dallas Pkwy., Suite 600, Dallas 75254, at 214-871-9700. Resale certificates are ordered through FirstService’s Texas resale-and-lender page or Mgmt-CertificateTX@fsresidential.com, and the owners’ site is PlazaatTurtleCreek.connectresident.com. The current certificate was recorded November 1, 2024.

Every document is priced by turnaround. The resale disclosure package is $375 at 6-10 days, $450 at 3-5 days and $500 at 1-2 days; a refinance certificate is $150, $225 or $275 on the same schedule; and the uniform condo questionnaire is $220, $275 or $325. A custom lender questionnaire is $350, an update within 60 days is $75, and the transfer fee is $340. At closing the buyer also funds a working-capital contribution equal to two months’ dues. The certificate states no dues amount, so dues stay blank here.

Source: management certificate for Plaza at Turtle Creek Residences Association, Inc., Dallas County Instr. 202400222178 (recorded Nov 1, 2024), Texas HOA Management Certificate registry (hoa.texas.gov), opened Oct 22, 2026.

City of Dallas, Dallas ISD, and a high homestead share § 06

All 96 accounts are coded to the City of Dallas and Dallas ISD, with no TIF and no special district on the 2026 roll. Dallas ISD draws attendance zones by address, so confirm the campus with the district’s boundary tool.

Sixty-three accounts (66%) carry a homestead exemption, and on 43 of them the homestead-capped value sits below the market value, and that cap ends with the sale under Texas Tax Code §23.23, so a buyer’s first bill can start from the full appraisal. Forty-six accounts have an over-65 exemption, whose school-tax ceiling also ends with the owner under Texas Tax Code §11.26. Seventy-nine owners receive their tax mail at 2828 Hood St.

Sources: DCAD 2026 ACCOUNT_APPRL_YEAR (city, ISD, special district, HMSTD_CAP_VAL), ACCOUNT_TIF, APPLIED_STD_EXEMPT and ACCT_EXEMPT_VALUE, ACCOUNT_INFO (owner mailing address); Texas Tax Code §§11.26 and 23.23; read Oct 22, 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