Want to see Southlake before you visit?

Take a drive with me through the Southlake neighborhoods I'd want you to see first. I posted this tour at the start of 2022, so prices and what's for sale have changed, but the feel of each neighborhood hasn't. You'll find more of these on my YouTube channel, @movingtotexas.

What's it really like to live in Southlake?

Southlake sits right in the middle of Dallas-Fort Worth, about 15 minutes from DFW International Airport. It's close enough for a commute, but far enough to breathe.

At the center of it all is Southlake Town Square, with restaurants, boutiques, coffee shops, live music and seasonal festivals. You're not driving 40 minutes for the fun stuff.

This isn't a suburb people pass through. It's a place people stay. Empty nesters stay put, and young families keep moving in for the schools.

Here's the part that not everyone talks about. Southlake is more structured, more visible and less private than Westlake next door. Lots are generally smaller, homes sit closer together, and there's a strong sense of community oversight. Some families love that. Some feel it's a little too much. There's also not much nightlife, since most of Southlake is winding down by 10.

So I ask every family one question. Do you want your life to feel connected, or do you want it to feel protected? If you said connected, Southlake will feel natural. If you said protected, you'll probably be happier in Westlake.

Which Southlake neighborhoods do I show first?

When people ask me about Southlake homes for sale, I start with what the locals always say: there's not a bad neighborhood in Southlake. It comes down to your budget and your hot buttons. This is where I'd start.

• Timarron, if you want golf, a country club and neighbors you'll actually meet.
• Estes Park, one of my favorites, for the trees and that cozy feeling when you drive in. It's named after a town in Colorado. I'm still looking for the mountains.
• Kirkwood Hollow, for tall trees and rolling hills in north Southlake.
• Cross Timber Hills, if you want a half acre to an acre with no HOA and room for your RV.
• Carillon, a newer master-planned neighborhood with fishing ponds and walking trails, where most homes don't need updating.
• Winding Creek, if you want to walk to Southlake Town Square.
• The estates along White Chapel and Dove Road, if you want acreage behind a private gate.

Just know most of Southlake was built in the 1990s and early 2000s, so a lot of homes need updating. Most buyers here don't want a renovation, which is why updated homes move so fast. If you're willing to update, that's where you can find a really good deal.

What should you check about Carroll ISD before you buy?

Many families move to Southlake for Carroll ISD alone. I've had families tell me they don't feel like they even need private school.

Here's what most people don't realize coming from out of state. A Southlake address doesn't automatically mean Carroll ISD. Some neighborhoods zone to other districts, like Keller ISD or Northwest ISD. Both are great districts, but if Carroll is your hot button, check the zoning for every home before you fall in love with it.

If your Southlake home zones to another district, you can apply to Carroll through open enrollment. You have to reapply every year, though, and the buses won't come out to your neighborhood. For some families that's no big deal. For others it's a daily drive they don't want.

What does it really cost to own a home in Southlake?

Now listen, Southlake is not cheap, and a million dollars here doesn't always buy an updated home.

Property taxes are the big one. If it's your primary home, file your homestead exemption, and protest your appraisal any year it comes in high. I can pull the exact tax rate for any home you like, or you can run the numbers with our DFW property tax calculator.

HOA dues vary by neighborhood, and gated neighborhoods cost more. I'll tell you the exact dues before we write an offer.

What you're really paying for is a well-kept neighborhood, the schools and long-term value. If you want the cheapest home in Dallas-Fort Worth, Southlake isn't it.