Twenty-One Turtle Creek

310 accounts at 3883, numbered 101 to 2318 § 01

DCAD’s 2026 certified roll files 310 residential accounts at 3883 Turtle Creek Blvd (ZIP 75219) as “Twenty-One Turtle Creek Condos,” Block 1345, Lot 1, Building A, on a 137,619 sf land record zoned planned development. Unit numbers start at 101 and end at 2318, the 1300s are skipped, and two accounts carry a letter code: T11 and T14.

The association’s own certificate gives the location as 3833 Turtle Creek Boulevard. Every account on the county roll is situs 3883, so this file keeps 3883 and reads 3833 as a typo. No floor count appears here; the number shown before had no source we could open, and unit numbering is not a floor count. The 2025 export held 318 accounts: 32 unit IDs from it are gone this year and 24 are new, so match a unit by account number before comparing years.

Source: DCAD data products: 2026 certified export (DCAD2026_CERTIFIED_07232026) and 2025 export, ACCOUNT_INFO (situs, unit id, legal lines) and LAND (area, zoning), pulled Oct 26, 2026; address as printed in the amended and restated management certificate.

A $249,980 median, with only two accounts above $500,000 § 02

The 2026 appraisals run from $7,060 for unit 106, listed at 170 sf, to $702,600 for unit 1607, a 2,342 sf three-bedroom. The median is $249,980, the middle half sits between $227,740 and $316,320, 37 accounts are under $200,000, and just two clear $500,000 (1607 and 2006). The 310 accounts total about $83.2 million.

Floor level barely moves the number. Units numbered in the 100s through 700s, the 800s through 1400s, and the 1500s through 2300s all have a $295 a foot median, and their median values are within $4,500 of each other. Of 286 accounts on both rolls, 165 were raised, 117 were lowered and four held, which nets out to a combined change of +0.03%.

Source: DCAD 2026 ACCOUNT_APPRL_YEAR (TOT_VAL) and RES_DETAIL (living area), grouped by unit number and matched to the 2025 export by account; computed Oct 26, 2026. Appraisals, not transaction prices.

Built 1963, declared a condominium in 1980 § 03

DCAD gives every account a 1963 year built. The certificate lists the Declaration of Condominium for Twenty-One Turtle Creek under a Dallas County document number from 1980, with the bylaws and articles of incorporation recorded together as Document 200000871615. The oldest deeds still on the roll belong to units 106 and 107 (October 21 and 27, 1982) and 902 (November 3, 1982).

Its rule book has grown in layers: rules revised in 2012 (Document 201200335675, replacing a 2010 set), 2013 amendments on ceiling materials, the fire alarm system and maintenance labor fees, a 2013 policy on surveillance video, a 2014 resolution on dog relief areas, 2021 records and retention policies, a 2023 assessment collection policy, and a 2024 leasing permit policy (Document 202400240345). Read the leasing permit policy before planning to rent a unit out.

Sources: DCAD 2026 RES_DETAIL (YR_BUILT) and ACCOUNT_INFO (DEED_TXFR_DATE); recorded documents from Attachment 1 of the association’s amended and restated management certificate (Dallas County Instr. 202600033547), opened Oct 26, 2026.

One-bedrooms make up most of the roll § 04

DCAD codes 196 accounts as one-bedrooms, from 170 to 1,070 sf with a $228,850 median, and 110 as two-bedrooms, from 971 to 1,638 sf at a $327,990 median. Three three-bedrooms (215, 1607 and 2006) run 1,754 to 2,342 sf, and unit 1215 is a 1,337 sf account with no bedroom coded. Every account has full baths only: 195 with one, 112 with two and three with three.

The 862 sf plan is the most common, on 32 accounts, followed by 771 sf (20), 1,070 and 1,131 sf (19 each) and 787 and 847 sf (18 each). DCAD grades 235 homes good, 39 average, 18 very good, 11 fair and seven excellent, at medians of $295, $240, $340, $189 and $385 a foot. One account, 1610, lists a fireplace.

Source: DCAD 2026 RES_DETAIL (TOT_LIVING_AREA_SF, NUM_BEDROOMS, NUM_FULL_BATHS, NUM_FIREPLACES, CDU grade), computed Oct 26, 2026.

Action Property Management and a $375 resale certificate § 05

Twenty-One Turtle Creek Condominium Association, a Texas nonprofit corporation, is managed by Action Property Management, Inc., 1920 McKinney Ave., 7th Floor, Dallas 75201 (800-400-2284); members reach the dedicatory instruments at resident.actionlife.com. The president signed the amended certificate on February 13, 2026, and it was recorded February 17, replacing the 2024 version (Document 202400237366).

The resale certificate costs $375 with ten business days included; faster turnaround adds $115 for five days, $150 for three and $300 for next day, and an update is $75. A lender’s certification is $225, and working capital equals one month’s dues, to be confirmed with the association. The transfer fee is stated two ways: $250 in the text and $75 in the fee table, so ask the manager which applies. Dues are not stated, so this file leaves them blank.

Source: amended and restated management certificate for Twenty-One Turtle Creek Condominium Association, Dallas County Instr. 202600033547 (recorded Feb 17, 2026), Texas HOA Management Certificate registry (hoa.texas.gov), opened Oct 26, 2026.

112 over-65 exemptions and three-quarters mailed home § 06

All 310 accounts are coded to the City of Dallas and Dallas ISD, with no TIF on the 2026 roll. One hundred seventy-six (57%) have a homestead on file, 112 carry an over-65 exemption, five a disability exemption and five a disabled-veteran exemption. Those limits belong to the current owner, so a buyer should estimate taxes from the appraisal rather than the seller’s bill.

Owners mostly live here: 236 (76%) have notices mailed to 3883 Turtle Creek Blvd, 32 accounts are held by an entity or trust, and 11 name a property-tax agent. Turnover is steady. The roll shows 27 deeds in 2025, its busiest recent year, 18 more in 2026 through June 17, 34 since August 1, 2025, and 129 owners who have held since before 2016.

Sources: DCAD 2026 ACCOUNT_APPRL_YEAR (city, ISD, TAXPAYER_REP), ACCOUNT_TIF, APPLIED_STD_EXEMPT and ACCT_EXEMPT_VALUE, ACCOUNT_INFO (owner name, mailing address, DEED_TXFR_DATE), read Oct 26, 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