Dreaming of living steps from White Rock Lake but not sure which pocket fits you best? Enclave at White Rock and Highland on the Creek are two small, sought-after East Dallas neighborhoods that deliver privacy, green space, and quick lake access. In this guide, you will see how they compare on HOA costs, lifestyle, home types, price ranges, and key due diligence. You will also get a simple checklist to move forward with confidence. Let’s dive in.
Quick neighborhood snapshot
Enclave at White Rock
Enclave at White Rock is a gated neighborhood built mostly in the late 1990s to around 2000 by David Weekley. You will find an intimate streetscape of single-family and patio-style homes with consistent architecture. Inside the gate, residents enjoy private ponds with fountains, walking paths, and a small park or greenbelt. Lots are often compact for lower upkeep, and 3 to 4 bedroom floor plans around 2,000 to 3,500+ square feet are common.
Listings often show a mandatory HOA of about $345 per quarter, which is roughly $115 per month. HOA services typically include grounds, common-area upkeep, perimeter fence and gate management, and security features. Always confirm the current fee and services with the HOA before you write an offer.
Highland on the Creek
Highland on the Creek sits along Waterside Drive and Waterside Court next to White Rock Creek. It is not a gated community in the same sense as Enclave, although it has a single entrance and some perimeter fencing for privacy. Homes are mostly custom and were built from the late 1980s through the 1990s, so you will see more architectural variety and larger yards.
Listings commonly show a mandatory HOA with annual dues in the roughly $325 to $475 per year range. The association typically covers common-area maintenance and insurance rather than gate or security staffing. As with any HOA, verify the current amount, billing frequency, and what is included.
Prices and value trends
Both neighborhoods command premium pricing for their proximity to White Rock Lake. Recent sales and listings suggest typical ranges from the mid-$600Ks up into the high-$800Ks or low-$900Ks for select homes, with larger lots or premium positions trading higher. Inside Enclave, many recent sales fall in the mid-$600Ks to high-$700Ks for standard lots. In Highland on the Creek, recent examples range from the mid-$600Ks for smaller or less updated homes to the high-$800Ks for larger or updated homes on stronger lots.
Values vary by lot location, updates, and view. Creek- or greenbelt-oriented sites often carry a premium. Inventory in these small enclaves can be sporadic, which affects negotiating leverage. Use fresh comps at offer time and be ready to move when the right property appears.
HOA fees and what they cover
In Enclave, expect a more managed, lock-and-leave lifestyle. The HOA fee is commonly recorded as $345 per quarter, or about $115 per month, and services typically include grounds, gate, and other common-area items. In Highland on the Creek, dues are reported annually and are lower in amount, usually focused on common-area maintenance and insurance.
Because listing data can vary, make it a habit to verify the basics with the HOA or management company. The Texas State Law Library explains owner rights to inspect association records and outlines general HOA practices. For a quick primer on records access and rules, see the Texas State Law Library’s guide to Property Owners’ Associations. You can review the guide at the Texas State Law Library’s Property Owners’ Associations resource.
What to request from the HOA
- Declaration or CC&Rs, bylaws, rules and policies
- Current-year budget, most recent financials, and any reserve study
- Last 12 months of board or membership meeting minutes
- Current vendor contracts for landscaping, irrigation, ponds, gates, and security if applicable
- Any notices of special assessments, litigation, or planned capital projects
The Texas State Law Library’s overview of owner rights and association records is a helpful reference for what you can request and how. Review their Property Owners’ Associations guide for details.
Red flags to watch for
- Low or no reserves with rising operating deficits
- Frequent special assessments or past-due accounts
- Active or threatened litigation
- Rules that limit planned renovations or rentals beyond your comfort level
If documents are hard to obtain, ask for the management certificate contact and confirm the current fee schedule and contracts in place. A lack of transparency is a cue to proceed carefully.
Lifestyle and maintenance differences
- Privacy and access: Enclave is gated with controlled access that suits travel-heavy or lock-and-leave living. Highland on the Creek has a single entrance and some fencing but is not a staffed gate community.
- Yard work: Enclave’s compact lots and broader HOA scope keep owner chores lighter. In Highland on the Creek, you will likely handle more of your own yard and exterior maintenance, especially on larger or creek-adjacent lots.
- Outdoor living: Both are close to White Rock Lake and the Arboretum. Highland often offers private creek or greenbelt outlooks. Enclave offers protected internal green space and quick lake access without sacrificing privacy.
Creek-side risks and due diligence
Homes near White Rock Creek can face specific drainage concerns. Before you fall in love with a lot, review the FEMA Flood Map Service Center for flood zone details tied to the exact address. You can search by address at the FEMA Flood Map Service Center.
The City of Dallas has identified storm drainage needs in the Highland Road and Waterside Court area in municipal documents. Reviewing the City’s published drainage project inventory is a smart step if you are considering a property close to the creek.
Practical tips:
- Pull the FEMA map for the exact address and review insurance implications.
- Ask for the seller’s disclosure, including any past water claims or mitigation work.
- Order a current survey and elevation certificate if flood questions arise.
- Consult your insurance professional early if a home touches a mapped flood zone.
Homes, age, and resale factors
- Construction era: Enclave was largely built in the late 1990s and around 2000 by a single builder. You tend to see more consistent systems and finishes. Highland on the Creek spans the late 1980s through the 1990s with custom builders, which brings greater variety in design and maintenance profiles.
- Renovation planning: With custom homes in Highland, plan for case-by-case evaluations of roofs, windows, drainage, and mechanicals. In Enclave, uniform standards and HOA oversight can support cohesive curb appeal and steady resale demand for buyers who want gated, low-maintenance living.
- Resale: Both areas attract buyers seeking lake-adjacent lifestyles. Resale values hinge on lot position, view, and condition. Renovated homes on premium sites tend to command the top of each neighborhood’s range.
Who each neighborhood fits
- Choose Enclave at White Rock if you want a gated, lower-maintenance lifestyle with consistent architecture, compact yards, and HOA-managed amenities like ponds and gate access.
- Choose Highland on the Creek if you prefer custom home variety, larger yards, and potential creek or greenbelt outlooks, and you are comfortable handling more exterior maintenance.
Buyer checklist for a smooth purchase
- Confirm the HOA: Get the management contact, fee amount, billing frequency, and a written list of what dues include. Ask for the most recent budget and reserve details. The Texas State Law Library’s guide to HOAs explains owner access to records.
- Review documents: Read CC&Rs, bylaws, rules, budget, financials, minutes, and any notices of special assessments or litigation.
- Check flood and drainage: Pull the address at the FEMA Flood Map Service Center. If near the creek, ask for seller history and consider a survey and elevation certificate.
- Compare comps in real time: In small enclaves, prices swing with inventory. Use up-to-date closed sales to set your offer strategy.
- Plan your ownership costs: Budget for HOA dues, insurance, landscape or pool care, and any early updates. In Highland, allow extra for yard and exterior items. In Enclave, confirm exactly which services the HOA covers.
Next steps
If you are weighing Enclave at White Rock against Highland on the Creek, the right choice comes down to how you want to live and what you want to maintain. A quick strategy session can save you time and money, especially with flood checks, HOA document review, and offer timing. For neighborhood-specific guidance, trusted vendor referrals, and step-by-step buyer representation near White Rock Lake, connect with Jenny Capritta. Jenny’s consultative approach, local stewardship, and hands-on coordination help you buy with clarity and confidence.
FAQs
What are typical HOA fees in Enclave at White Rock?
- Recent listings commonly show about $345 per quarter, roughly $115 per month, with services that often include grounds, common areas, and gate management. Always verify with the HOA.
Is Highland on the Creek a gated community?
- It is not a staffed gated community. It typically has a single entrance and some perimeter fencing that offers privacy without a gate program like Enclave.
How do prices compare between the two?
- Both neighborhoods often trade from the mid-$600Ks to the high-$800Ks or low-$900Ks depending on lot, view, updates, and timing. Use fresh comps when you write an offer.
What should I review in the HOA documents?
- Ask for CC&Rs, bylaws, budget and financials, minutes, and any notices of assessments or litigation. The Texas State Law Library’s HOA guide explains owner records access.
Are short-term rentals allowed in either neighborhood?
- Rules vary by HOA. Request the association’s rental and short-term rental policy before you submit an offer. For a legal overview, see the Texas State Law Library’s HOA guide.
Do these homes face flood risk near White Rock Creek?
- Some parcels near the creek can face drainage or flood considerations. Check the FEMA Flood Map Service Center by address and review City of Dallas drainage documents for local context.
Which school district serves these neighborhoods?
- Both areas are within Dallas ISD. Confirm exact campus assignments for any address directly with the district, since boundaries and programs can change.
Resources mentioned:
- Review flood zones at the FEMA Flood Map Service Center.
- See the Texas State Law Library’s Property Owners’ Associations guide for HOA records and rules basics.
- Explore City of Dallas drainage planning in the storm drainage needs inventory.
- For neighborhood context, the Dallas City Hall Neighborhood Organizations map provides a useful overview of local areas.
