Buildings / Dallas / Turtle Creek / The Wyndemere at Turtle Creek
The Wyndemere at Turtle Creek
Published by Anastasia Weaver Media · Independent local research, no listings, no pay-for-placement · Updated August 24, 2026
3400 Welborn St · Turtle Creek, Dallas
Intelligence file § V2FILE V2 — TRACKED
- Residence size range (county)517–1,392 sf
- Most recent recorded transfer2026-06-25
- Units with fireplaces~79%
- Ground truthStreet level → · Map →
- FEMA flood zone (NFHL point query)Zone X — outside the mapped 1% floodplain
- Bedroom mix (county accounts)1bd: 53 · 2bd: 48
- Full-bath mix1ba: 53 · 2ba: 48
- Market snapshot (deed transfers — not confirmed sales)Dallas Towers derived
- HOA dues rateNot yet verified
- Rules — pets / leasingReported
- Floor-plan schematicNot yet verified
- Photography (rights on file)Not yet verified
- Structured amenities / stacks / documentsNot yet verified
Open research on this file: current dues, amenity specifics, stack/orientation map, governing documents, photography. Owners, boards, and managers — the update form below publishes verified submissions with credit, and corrections go on the changelog.
Provenance standard: verified · reported · derived · not yet verified — nothing inferred. Method: market data · open dataset.
The building § 01
The Wyndemere at Turtle Creek is a named condominium building in Turtle Creek, Dallas. It comprises 4 floors and 101 residences. The demure four-story neighbor to The Mayfair at the edge of Turtle Creek Park — natural light, high-end finishes, fireplaces in some homes; a deliberate counterpoint to the corridor's towers.
Core facts for this file have been cross-checked against public sources.
Residences & floor plans § 02
Residence sizes and mix: One-bedrooms of roughly 758–890 sf define the stock — intimate scale matching the four-story building.
County record § CR
Dallas CAD - 2026 certified roll
- Residential tax accounts101
- Home sizes (min / median / max)517 / 937 / 1,392 sf
- Year built (county record)1998
- Median assessed value (2026)$351,380
- Assessed $ / sf (median)$345/sf
- Homestead exemptions~57% of accounts
- Sales tempo (deed transfers, 12 / 24 mo)10 / 17
- Most recent recorded transfer2026-06-25
- Units with fireplaces~79%
- Owner mailing address at property (approx.)~74%
- Full-bath mix1ba: 53 · 2ba: 48
- Bedroom mix1bd: 53 · 2bd: 48
Compiled from the Dallas Central Appraisal District certified appraisal roll (certified July 2026), aggregating every residential unit account at this address. Account counts reflect current tax parcels - owner combinations over the years mean historic buildings often show fewer accounts than originally marketed units. Sales tempo counts deed-transfer dates on unit accounts - Texas is a non-disclosure state, so prices aren't public, but turnover is. Assessed values are the county's tax appraisals, which typically trail market sale prices. Homestead percentage counts accounts with an active homestead exemption - a useful public-record proxy for owner occupancy that lenders may consider. The mailing-address figure is a rougher approximation. See the county rankings and the open dataset.
Fees, dues & taxes § 03
HOA dues
Not on file. Dues publish here only from an official association document.
Property taxes
- Taxing jurisdictionDallas County
- Combined rate (2025)~2.28%
City of Dallas 0.70% + county lines 0.42% + DISD 1.16% (2025 certified; homestead exemptions reduce the effective bill).
Questions, answered § Q
How many units are in The Wyndemere at Turtle Creek?
The Wyndemere at Turtle Creek currently carries 101 residential unit tax accounts on the county roll.
How big are homes at The Wyndemere at Turtle Creek?
County records show homes from 517 to 1,392 sf, with a median of 937 sf.
Is The Wyndemere at Turtle Creek mostly owner-occupied?
About 57% of unit accounts carry an active homestead exemption—a useful public-record proxy for owner occupancy.
Documents & verification § 05
The full file for The Wyndemere at Turtle Creek assembles the recorded declaration, bylaws, current rules, budget, reserve study, and a sample resale certificate, summarized in plain language with the provisions that decide deals — see the document checklist for what each one tells you: leasing restrictions, pet rules, right of first refusal, move-in fees, renovation approval, and insurance requirements.
Update this file
Own, sit on the board, or manage at The Wyndemere at Turtle Creek? Corrections and contributions - dues, policies, official floor plans, photos, documents - publish with the next update, credited or anonymous as you prefer.
Submissions are reviewed against documents; corrections are published openly on the file.
Transfers & tracking § 06
Texas is a non-disclosure state — closed prices never enter the public record, and this file does not estimate them. What the county record verifies here: 10 recorded deed transfers in the trailing twelve months (7 in the prior twelve), latest instrument recorded June 25, 2026. Transfer tempo is a liquidity signal, not a price; assessed medians live in the county record above.
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Association, the 1999 declaration & who it suits § 07
Wyndemere Condominium Association governs the 101 homes at 3400 Welborn St, and WRMC in Irving handles owner contact. The certificate, recorded February 10, 2026, cites a Declaration of Condominiums recorded on or about October 27, 1999 (Volume 99210, Page 00011). Three amendments followed: two in January 2000 and one on June 13, 2001. DCAD dates the building to 1998, the year shown in the register above.
The roll draws a clean line between the two plan types. The 53 one-bedrooms run 517 to 937 sf, and the 48 two-bedrooms run 1,171 to 1,392 sf. No home falls between those ranges, and no account lists a half bath. The county held 85 of 96 matched accounts for 2026, lowered 11 and raised none. Ten deeds have been recorded since July 23, 2025.
Documents & transfer charges
- Declaration~Oct 27, 1999 · Vol 99210, Pg 00011
- AmendmentsJan 24, 2000 · Jan 28, 2000 · Jun 13, 2001
- Transfer fee, management company$375
- Transfer fee, association$100
- Working capital contribution1 month’s assessment
- Seller utility deposit$75
- Value range (DCAD 2026)$211,970–$480,240
Thirty-six accounts are taxed on a capped homestead value below the 2026 market figure.
Who it suits — and the tradeoff
The Wyndemere suits a first-time Turtle Creek buyer. Every account on the roll is valued under $481,000, and the middle half sits between $309,540 and $404,000.
The tradeoff is room to trade up and the closing line items. The largest home is 1,392 sf, so a growing household will outgrow the building rather than move within it. Two transfer fees ($375 to the manager and $100 to the association) come on top of the resale package, and sellers post a $75 utility deposit. Over a third of owners hold capped values, so a buyer’s tax bill will start from the full market figure.
Sources for this section (section added October 3, 2026): Dallas Central Appraisal District data products: 2026 certified export (DCAD2026_CERTIFIED_07232026) and 2025 certified export (DCAD2025_CERTIFIED_07242025), opened Oct 3, 2026; Texas HOA management-certificate registry: Wyndemere Condominium Association (Dallas County Doc 202600028138, recorded Feb 10, 2026), opened Oct 3, 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.