Dallas County · DCAD appraisal neighborhood
Ivandell Ave, S Barnett Ave, Marshalldell Ave and 21 other streets — Dallas
Neighborhood code 4DSG42
Every year, DCAD compares recent sales in each neighborhood with its values. If the neighborhood's sales ratio is more than about 5% from 100%, it typically targets the neighborhood for reappraisal, assuming enough sales data. It uses the same model and location factor for homes of the same building class within a neighborhood. That's why your neighbors' values tend to move together, and why knowing your neighborhood matters.
Sources: DCAD Valuation Processes, pp. 23–26 and DCAD 2027–2028 Reappraisal Plan, p. 19.
Neighborhood reference map
Neighborhood boundary
The shaded blocks are the homes DCAD assigns to this code.
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Certified roll values
Neighborhood-level median certified values, when available. These are summaries of the homes in this group, not individual property estimates.
| Roll year | Median certified value |
|---|---|
| 2024 | $268,880 |
| 2025 | $272,880 |
| 2026 (certified roll as of Sept. 15, 2026) | $271,220 |
Typical home's change
Using the certified roll as of Sept. 15, 2026, the typical home's own value fell 1.4% from 2025 to 2026. Among homes with both an April notice and a certified value, 12.2% ended below their April notice. Among those homes, the median reduction was $14,560.
| Period | Typical home's change |
|---|---|
| 2024 to 2025 | 1.7% |
| 2025 to 2026 (certified roll as of Sept. 15, 2026) | -1.4% |
This is the middle home's own year-over-year change. It can differ from the change in the median value, because the median home is not the same home each year.
Range within the neighborhood
The 10th to 90th percentile range of values in the 2026 certified roll as of Sept. 15, 2026 is $220,130 to $387,730. This middle 80% describes variation across the neighborhood, not a value for any one property.
Certified below the April notice
Using the certified roll as of Sept. 15, 2026, 12.2% of homes with both an April notice and a certified value had a certified value below their April 2026 notice value. A lower certified value can result from a protest, an informal settlement or an appraisal district correction.
Median reduction among homes with lower values
Among homes whose value in the certified roll as of Sept. 15, 2026 was lower than the April 2026 notice, the median reduction was $14,560. This is a group summary, not a prediction or protest outcome for an individual property.
Streets represented
Homes counts for each street. Number ranges are shown only for streets with at least 3 homes in this neighborhood.
| Street | Homes | Lowest number | Highest number |
|---|---|---|---|
| Ivandell Ave | 110 | 2902 | 3539 |
| S Barnett Ave | 74 | 226 | 915 |
| Marshalldell Ave | 64 | 404 | 914 |
| Aster St | 57 | 2902 | 3227 |
| W Clarendon Dr | 50 | 2903 | 3535 |
| Gibsondell Ave | 44 | 3302 | 3536 |
| S Ravinia Dr | 43 | 202 | 915 |
| Eli Ave | 41 | 604 | 915 |
| Burlingdell Ave | 33 | 3306 | 3540 |
| S Westmoreland Rd | 31 | 400 | 830 |
| Irwindell Blvd | 29 | 3000 | 3508 |
| Brooklyndell Ave | 25 | 3015 | 3406 |
| W Jefferson Blvd | 23 | 2930 | 3532 |
| Coombs Creek Dr | 18 | 422 | 818 |
| Virginia Blvd | 18 | 3502 | 3572 |
| Richmondell Ave | 16 | 606 | 638 |
| Mclean Ave | 12 | 700 | 1018 |
| Ouida Ave | 9 | 3101 | 3143 |
| Arnoldell St | 4 | 3308 | 3333 |
| Martindell Ave | 3 | 611 | 621 |
| Swaindell St | 3 | 418 | 427 |
| Raydell Pl | 2 | ||
| Alden Ave | 1 | ||
| W 12TH St | 1 |
Nearby appraisal neighborhoods
Nearby boundaries, ordered by nearest boundary distance; this is not a claim that they share a street or appraisal characteristics.
- Sunnyside Ave, Archer Ave, Ogden Ave and 29 other streets — Typical change: -0.2% ; Below April notice: 8.7% (certified roll as of Sept. 15, 2026)
- Alden Ave, S Briscoe Blvd, W 9TH St and 15 other streets — Typical change: 5.6% ; Below April notice: 20.0% (certified roll as of Sept. 15, 2026)
- Aster St, Gladstone Dr, Burlington Blvd and 7 other streets — Typical change: 0.0% ; Below April notice: 13.8% (certified roll as of Sept. 15, 2026)
- Moler St, Brandon St, Western St and 21 other streets — Typical change: 0.0% ; Below April notice: 6.2% (certified roll as of Sept. 15, 2026)
- Grafton Ave, Sharon St, Brandon St and 19 other streets — Typical change: 9.7% ; Below April notice: 7.7% (certified roll as of Sept. 15, 2026)
- Mt Royal St, N Ravinia Dr, N Barnett Ave and 45 other streets — Typical change: -3.6% ; Below April notice: 7.3% (certified roll as of Sept. 15, 2026)
Using the certified roll as of Sept. 15, 2026, across Dallas County's established neighborhoods with at least 30 homes and an available comparison, 65.6% had no change in the typical home's value from 2025 to 2026. In established neighborhoods meeting the paired-home minimum, 17.1% of homes with both an April notice and a certified value ended below their April notice (weighted by homes, not neighborhoods).
Sources and method
- DCAD2026_CURRENT — files dated 2026-09-15
- DCAD 2026 proposed values — April 2026 notice
Neighborhood classification: workpaper 005_dallas_neighborhood_types.sql. Last verified 2026-10-08.
This is a 2026 residential-only appraisal-neighborhood assignment. The certified roll source is DCAD2026_CURRENT, dated September 15, 2026; proposed values are the April 2026 notice values. Approximately 5% of residential accounts are absent from the certified file and are unavailable for this analysis. Method: see How we verify. Source release date: 2026-10-05.
The certified-below-notice comparison uses accounts with both notice and certified values. A lower certified value can result from a protest, an informal settlement or an appraisal district correction.
Medians are shown in whole dollars. Year-over-year figures show the typical home's own percentage change, not the change between neighborhood medians. Statistical summaries require at least 30 homes; the below-notice share requires 30 homes with both an April notice and a certified value, and the median reduction requires 10 homes with reduced values.
Last verified: 2026-10-05