After covering Glencoe Park and Vickery Place, I wanted to take a closer look at the M Streets. Highly considered as the most desirable pocket of Lower Greenville. The older homes and tree-lined streets are a big part of the appeal as well as the larger lots, but so is having Greenville nearby. You can live on a residential block with your own yard and still be close to dinner, drinks, or a show. That combination is a big reason I enjoy this part of Dallas. Much more family oriented.
People use “M Streets” to describe a fairly broad area, but this article focuses on Greenland Hills, roughly between Central Expressway and Greenville Avenue, from Vanderbilt Avenue north to McCommas Boulevard. Monticello, Mercedes, Morningside, and Merrimac are among the streets within it. M Streets East, across Greenville, is a separate conservation district and deserves its own look. City of Dallas neighborhood guide
Greenland Hills began in 1923, when brothers Frank and Fletcher McNeny purchased and subdivided 98 acres of the Bennett farm. At the time, this was the edge of Dallas. Today, it’s hard to picture these streets as an outlying development when so much of the city is within easy reach. The neighborhood association’s history of Greenland Hills describes a community planned around its architecture and landscaping from the beginning.
The Tudor homes are what many people recognize first: steep rooflines, prominent chimneys, arched openings, and detailed brick and stonework. Craftsman and other architectural styles add variety, but the concentration of Tudors gives these streets a recognizable look. The Texas Historical Commission’s account of Greenland Hills also points to features designed for Texas weather, including shaded porches and doors that allowed air to move through the homes.
That character comes with some practical considerations for buyers. Greenland Hills is a conservation district, and exterior changes can require review even when the work does not require a building permit. Windows, fences, roofing, and additions are things to look into before building a renovation budget. If part of your plan is to change the home, understanding what’s allowed should be part of deciding whether it’s the right fit. Neighborhood conservation guidance
Beyond the homes, Greenville gives residents plenty of reasons to get out. Restaurants, bars, and shops run along the avenue, with the Granada Theater adding live music nearby. How easily you can walk to your favorite places depends on the particular block, but being close enough to make a casual dinner or a night out feel convenient is part of what makes this location work.
There’s also a neighborhood life beyond Greenville. The Greenland Hills Neighborhood Association is run by residents and organizes happy hours, garden gatherings, block parties, and other events. I like that there are different ways to get involved. Sometimes getting to know your neighbors starts with a bigger neighborhood event, and sometimes it’s simply having a reason to spend more time together.
The area around the M Streets continues to change, too. Just north of the neighborhood, High Street Residential broke ground in January on a 394-unit apartment development at Mockingbird Station, with completion expected by the end of 2027. The project replaces surface parking as part of a larger redevelopment around the station. DART’s plans also include a public plaza and sidewalks connecting the development with transit and the surrounding community.
Farther south, the Henderson Avenue development between Glencoe and McMillan plans ten buildings with retail, restaurants, boutique offices, and public gathering spaces. Across Central, The Knox, Auberge Collection, is scheduled to debut in 2027. These projects are outside Greenland Hills itself, but they are relevant to the places residents can enjoy nearby. To me, that’s something worth following alongside what’s happening on the residential streets.
Those streets still have a strong connection to the neighborhood’s early years. Of the 50 sales in my latest-year CMA, 39 involved homes built before 1941, while three involved homes built in 2020 or later. Older homes remain a large part of what buyers are choosing here, even as newer construction adds other options.
To see how the market has changed, I organized the sales from my mapped M Streets search into five consecutive 12-month periods. The comparison includes 274 closed residential transactions.
| Year ending Oct. 30 | Sales | Median sale price | Median $/sq. ft. | Median days on market | Annual price change |
|---|---|---|---|---|---|
| 2022 | 68 | $842,000 | $419.91 | 4 | N/A |
| 2023 | 53 | $910,000 | $428.85 | 7 | +8.1% |
| 2024 | 57 | $910,000 | $450.45 | 8 | 0.0% |
| 2025 | 46 | $967,000 | $470.29 | 14.5 | +6.3% |
| 2026 | 50 | $1,107,302 | $495.88 | 6 | +14.5% |
Source: NTREIS CMAs prepared October 30, 2026, using my mapped M Streets search. Each period runs from October 31 of the preceding year through October 30. Days represent cumulative days on market. Annual change refers to median sale price. Figures describe the transactions in this search, rather than every property marketed under the broader M Streets name.
The latest median sale price was approximately $1.11 million, up 14.5% from the previous period and about 31.5% above the first period. Median price per square foot also increased, rising 5.4% over the latest year. That gives us a stronger recent picture than the softer year in my Vickery Place analysis.
What sold still matters. The median home in the latest period was approximately 2,177 square feet, compared with 2,058 the year before. Larger homes were part of the mix, so I would not interpret the 14.5% increase as the amount every home appreciated. The rise in price per square foot adds useful context, but condition, renovations, and the particular property still affect what buyers will pay.
The pace of sales tells an interesting story as well. Median cumulative days on market fell from 14.5 to six, and closings increased from 46 to 50. Yet 13 of those 50 sales had accumulated at least 30 days on the market. Some homes moved quickly, while others took considerably longer.
The same split shows up in pricing. Twenty sales closed above the list price shown in the CMA, 22 closed below it, and eight closed at that price. For buyers, that means there can be room to negotiate, but it depends on the home. For sellers, the neighborhood’s appeal doesn’t take the place of pricing carefully and presenting the property well.
Higher borrowing costs remain part of that conversation. Freddie Mac reported a national average 30-year fixed mortgage rate of 7.24% on October 29, 2026, compared with 6.17% a year earlier. That puts more pressure on monthly payments, even in a neighborhood where the latest sales figures have strengthened.
One way my clients and I have been working through higher rates is by negotiating seller concessions toward an interest rate buydown, helping lower their monthly payments and ease some of that financial pressure. The structure matters: a temporary buydown provides relief for a limited period, while discount points can reduce the rate over the life of the loan. The lender needs to confirm what’s available and permitted, and the payment after any temporary relief ends still needs to fit the buyer’s budget. Buydown guidance and discount-point guidance
For me, the M Streets’ appeal starts with the homes and extends into how you can spend your time here. There’s an established neighborhood, plenty nearby, and more taking shape around it. The latest sales show buyers continuing to pay for that combination. Finding the right opportunity means looking closely at the individual home, its condition, and the terms that make owning it work for you.