ADU Pass
Bent Tree
Also known as Far North Dallas, Bent Tree Country Club, Preston Hollow North, Prestonwood, Bent Tree West, Bent Tree East, North Dallas
ADU Pass helps homeowners in Bent Tree — a USPS locale inside Dallas, No County, Texas — navigate the permit paperwork for building an accessory dwelling unit. This locale covers 1 ZIP code.
Map
Locale-specific ADU details
Site (parcel physics)
Slope:
Soil:
Lot profile:
Geo-hazards:
Recent ADU permit activity
Utility capacity (upgrade likelihood)
Housing stock age:
Electric service drop:
Sewer lateral:
Water pressure:
Gas availability: available — Atmos Energy natural gas is fully available at all Bent Tree parcels. Texas has preempted municipal gas bans via SB 1017 (2021).
Locale property values
Bent Tree is among the most expensive neighborhoods in Far North Dallas. Zillow / Redfin neighborhood aggregates for the Bent Tree subdivision show median single-family values in the $1.0M-$1.3M range as of Q1 2026, several times the Dallas city median of $289K. Effective property-tax rate inherits the Dallas city + ISD + county composite rate (~2.21%) applied to the locale median value. medianPropertyTax is calculated: 1150000 * 0.0221 = 25415 USD/year.
Locale market rent
| Sq ft | Rent |
|---|---|
| 300 | $1,550/mo |
| 500 | $2,050/mo |
| 700 | $2,550/mo |
Locale overlays (3)
- flood-zone — Partial — portions of Bent Tree abut Prairie Creek and White Rock Creek tributaries. A small percentage of Bent Tree parcels along the creek corridors fall within FEMA Zone AE; the bulk of the neighborhood sits in Zone X (outside the 500-year floodplain). · +30d · +5% cost
Per FEMA NFHL layer for the 75248 / 75287 ZIP area. Creek-adjacent parcels have elevated-foundation / flood-proofing requirements if an ADU were permitted. - airport-noise-zone — Bent Tree sits under a secondary approach corridor for Addison Airport (ADS) and is within the wider DFW arrival-departure pattern; DNL 55-60 dB contour touches the neighborhood's western edge. · +2% cost
Acoustic treatment (STC-rated windows/walls) may be required or strongly advised for new construction along Preston Rd and west. - other — Bent Tree Homeowners Association (and associated sub-associations) — deed restrictions covering 100% of parcels in the master-planned community
HOA covenants are the single controlling overlay for ADU feasibility at Bent Tree. Restrictions prohibit detached accessory structures, second kitchens, and rental occupancy of accessory spaces. HOA covenants are enforced via Texas court civil action (injunctive relief, attorneys' fees, and daily fines under Tex. Prop. Code ch. 209).
Inherited from the city
These sections come from the city page. Click through to the Dallas ADU research for details.
- ADU legality
- legal history
- size range
- permitting process & fees
- permit forms
- contacts
- utilities
- incentives
- resale value impact
- construction timeline
- pre-approved plans
- financing
- service complexity
Dallas — city ADU rules and incentives
ADU legality: with-restrictions
Cross-listed entry. See dallas-county/dallas.json for the primary record. Dallas's overlay-petition framework is unusual: ADUs are largely opt-in by neighborhood vote rather than allowed citywide.
City cost envelope
$153,500 all-in for a 600 sqft ADU (permit + build). Midpoint scenario.
Permit fee bundle: $3,500 (2026-04).
City viability (selected uses)
City incentives
- Texas Homestead Exemption — Owner-occupied primary residence exemption applies to primary structure; ADU added value generally taxed at full rate.
County: no attribution (synthetic bucket)
No county
This city sits in the state's "no county" bucket — its ADU rules derive directly from state law and city ordinance without a county intermediary. No county-level sections apply.
Texas state — ADU law and programs
State ADU law
Texas has NOT enacted a statewide ADU preemption or ADU-by-right statute. Local governments (municipalities and counties) retain full authority over ADU zoning, setbacks, parking, size limits, owner-occupancy, and permitting. Two recent housing-reform bills in the 89th Legislature (2025) touch density and zoning procedure but do NOT preempt ADU-specific local rules: SB 15 (Bettencourt, signed 2025-06-20, effective 2025-09-01) caps minimum single-family lot sizes in cities over 150,000 in counties over 300,000, and HB 24 (signed 2025-06-20, effective 2025-09-01) raises the protest petition threshold for zoning changes. A dedicated ADU-preemption bill — SB 673 (Hughes, 2025) — passed the Texas Senate on 2025-04-10 and was reported favorably by the House Land & Resource Management Committee on 2025-05-08, but died on the General State Calendar when the 89th Regular Session adjourned on 2025-06-02. In the absence of a state ADU statute, homeowners must consult the ordinance of the municipality (or the county's subdivision rules for unincorporated areas) where the lot sits.
- Texas SB 15 (89R, 2025) — Relating to size and density requirements for residential lots in certain municipalities; authorizing a fee — Prohibits municipalities of population greater than 150,000 located in counties of population greater than 300,000 from imposing minimum lot sizes greater than a specified threshold (3,000 sqft for certain residentially zoned subdivisions; lower for new subdivisions) and limits their authority over setbacks, parking, permeable-surface, and height on those lots. Not ADU-specific, but functionally expands the footprint of small-lot single-family housing in Austin, Dallas, Fort Worth, Houston, San Antonio, and other qualifying cities. Signed 2025-06-20; effective 2025-09-01.
- Texas HB 24 (89R, 2025) — Relating to procedures for changes to a zoning regulation or district boundary — Raises the protest-petition threshold for neighboring property owners who wish to trigger a supermajority city-council vote on a rezoning from 20% to 60%, and constrains the ability of a small minority to block citywide zoning updates. Not ADU-specific; affects the procedural posture of any city-wide ADU-enabling rezoning. Signed 2025-06-20; effective 2025-09-01.
State financing programs
Texas does not operate an ADU-specific statewide loan, grant, or forgivable-loan program comparable to California's CalHFA ADU Grant. The Texas Department of Housing and Community Affairs (TDHCA) administers the state's general housing finance programs — My First Texas Home, My Choice Texas Home, Mortgage Credit Certificates, multifamily Housing Tax Credits, the Homeowner Assistance Fund, and Housing Trust Fund awards. None target ADU construction directly, but several can apply to an ADU as part of a primary-residence purchase or refinance when program criteria are met. ADU-specific financing in Texas is primarily local: the City of Austin's ADU Loan Program (administered through Neighborhood Housing and Community Development) and a handful of smaller pilot programs are the most visible, but these sit at the city tier, not the state tier.
Federal (United States) — ADU-relevant rules and programs
Federal ADU law
The United States has no federal statute that directly regulates accessory dwelling unit entitlement or design. Land-use authority over ADUs resides with states and local governments under the traditional police power. Federal engagement is limited to financing (Fannie/Freddie/FHA/VA/USDA), flood insurance (FEMA/NFIP), and discretionary housing programs (HUD), which are recorded in sibling sections of this file.
Federal financing programs
Federal housing-finance agencies and GSEs set nationwide underwriting rules that govern whether an ADU can be financed, appraised, and counted toward mortgage qualifying income. The relevant actors are Fannie Mae, Freddie Mac, FHA (HUD), VA, and USDA Rural Development.
Federal tax credits
There is no ADU-specific federal tax credit. ADUs may incidentally qualify for existing federal energy-efficiency and clean-energy tax credits when the ADU construction includes qualifying measures.
Federal housing programs
HUD administers several discretionary programs that can fund ADU-related activity at the grantee's election, but none is an ADU-specific program.
ZIP Code
- 75370
Post Office
- 4475 Trinity Mills Rd, 75287