Lake Highlands is one of Dallas's most beloved and competitive neighborhoods — Richardson ISD schools, mature tree-lined streets, and a genuine community identity that draws families from across the metro. It's also one of our most active renovation markets.

Homes here were mostly built between the 1950s and 1980s. They have solid construction, great locations, and lots of character. They also tend to have closed-off kitchens, outdated bathrooms, and aging systems that are well overdue for attention. That combination — strong neighborhood, older homes — is exactly what makes Lake Highlands such an active renovation market.

This guide covers everything Lake Highlands homeowners need to know before starting a renovation project.

Why Lake Highlands Homeowners Choose to Renovate Instead of Move

The math on moving in Lake Highlands usually doesn't work in your favor. Here's why:

Transaction costs: Selling and buying typically costs 8–10% of your home's value in agent commissions, closing costs, and moving expenses. On a $550,000 Lake Highlands home, that's $44,000–$55,000 out of pocket before you've spent a dollar on the new place.
School assignment: Richardson ISD's Lake Highlands feeder pattern is a meaningful asset. Moving, even to a nearby Dallas neighborhood, can mean losing that assignment.
Current prices: A fully updated equivalent home in Lake Highlands — if you can find one — will be priced to reflect those updates. You'd be paying someone else's renovation premium at today's interest rates.
Customization: A renovation gives you exactly what you want. Buying a renovated home means paying for someone else's choices in finishes, layouts, and fixtures.

For most Lake Highlands homeowners planning to stay 5+ years, a well-executed renovation is the smarter financial move.

The Most Common Lake Highlands Renovation Projects

Kitchen Renovations

The kitchen remodel is the most requested project we do in Lake Highlands. The typical Lake Highlands kitchen from the 1960s–1980s era features oak cabinets, tile countertops, fluorescent lighting, and a layout that cuts the kitchen off from the rest of the house. Homeowners want the opposite: open to the living area, quartz countertops, custom shaker cabinetry, an island, and modern lighting throughout.

Cost range for Lake Highlands kitchen remodels:

Cosmetic refresh: $35,000–$50,000 (new countertops, hardware, lighting, paint)
Mid-range remodel: $50,000–$75,000 (new cabinets, countertops, flooring, appliances)
High-end custom: $75,000–$120,000+ (full gut-and-rebuild, open concept integration, custom millwork)

Bathroom Renovations

Bathroom remodels are the second most common project. Primary suite transformations — with frameless walk-in showers, freestanding soaking tubs, double vanities, and heated tile floors — are increasingly popular. Guest bath updates bring secondary bathrooms in line with renovated primary suites.

Cost range for Lake Highlands bathroom remodels:

Guest bath update: $18,000–$30,000
Mid-range primary suite: $35,000–$70,000
Luxury primary suite: $60,000–$90,000+

Adding a bathroom to a Lake Highlands home that currently has only one full bath can increase your home's value by 25–35%.

Open Concept Conversions

Many Lake Highlands homes were built with compartmentalized layouts — separate living, dining, and kitchen rooms divided by walls. Opening up the floor plan, often by removing one or more walls (sometimes load-bearing), dramatically changes how the home feels and functions. This is one of the highest-ROI projects in this market.

Non-load-bearing wall removal: $3,000–$8,000
Load-bearing wall with engineered beam: $15,000–$35,000+
Full main-level open concept remodel: $50,000–$100,000+

Whole-Home Renovations

With Lake Highlands homes frequently in the $400,000–$700,000+ range, full whole-home renovations make strong financial sense. Homeowners invest in kitchen, bathrooms, flooring, lighting, and paint all at once — modernizing everything under one coordinated project rather than piecemeal over many years.

Cosmetic whole-home refresh: $80,000–$130,000
Comprehensive renovation: $130,000–$200,000
Full luxury transformation: $200,000–$250,000+

Permits and City of Dallas Requirements

Lake Highlands falls under City of Dallas permitting jurisdiction — not a suburban city with faster turnaround. Here's what that means for your project:

Permits are required for: structural changes (wall removal, additions), electrical panel upgrades or new circuits, plumbing modifications, HVAC replacements, and most significant renovation work.
Processing time: City of Dallas permits typically take 2–4 weeks to process — longer than Plano, Richardson, or Sunnyvale. We factor this into our project timelines.
Inspections: Multiple inspections are required throughout construction. Our project managers coordinate all scheduled inspections to keep the project moving.
What doesn't require a permit: Cosmetic work like paint, flooring replacement, and fixture swaps generally don't require permits.

A-Team Renovations handles all permit applications and inspections for our Lake Highlands clients. You don't have to navigate the City of Dallas process yourself.

What to Watch for in Lake Highlands Homes

Aging Plumbing

Many Lake Highlands homes built before 1980 still have galvanized steel water supply pipes, which corrode from the inside and restrict flow over time. A renovation is the ideal time to repipe — especially if you're already opening walls for a kitchen or bathroom project. We assess existing plumbing conditions before every project and advise on what needs attention.

Outdated Electrical Panels

Original 100-amp panels are common in 1960s–1970s Lake Highlands homes. Modern renovated homes typically need 200 amps to handle updated appliances, lighting systems, and EV charging. Upgrading the panel during a kitchen renovation adds cost but avoids having to open walls again later.

Load-Bearing Walls

The compartmentalized layouts of older Lake Highlands homes often involve load-bearing walls that run between the kitchen and living areas. Removing them requires proper structural engineering, a correctly-sized beam, and post or column support. We handle this in-house and include all engineering documentation required for City of Dallas permits.

Original HVAC Systems

HVAC systems from the 1980s and 1990s are common in Lake Highlands. While these are sometimes still functional, a renovation project is a good time to evaluate the system's age and efficiency — especially if the renovation will change the square footage of conditioned space.

School District Value in Lake Highlands

Lake Highlands is served by Richardson ISD — consistently one of the highest-rated independent school districts in Texas. The Lake Highlands High School feeder pattern is a significant driver of home values in the neighborhood. Renovating your home here means you keep this location advantage. Moving, even to a nearby Dallas neighborhood, can mean losing your school assignment.

This school district premium is a key reason Lake Highlands home values are strong and renovation ROI is high. Buyers in this market expect updated homes — and updated homes command meaningfully higher prices.

Real Projects We've Completed in Lake Highlands

Full kitchen gut-and-rebuild with open concept integration — removed load-bearing wall, installed engineered beam, custom shaker cabinets, quartz waterfall island, under-cabinet lighting, and refinished hardwood floors throughout
Primary suite transformation — frameless glass walk-in shower, freestanding soaking tub, double vanity, heated tile floors, and custom built-in storage
Whole-home renovation — new kitchen, two bathrooms, LVP flooring throughout, complete interior paint, modern lighting package in all rooms
Bathroom addition — added a second full bath to a 1960s home that had only one, opening up the floor plan and dramatically improving daily livability

Frequently Asked Questions

How much does a kitchen remodel cost in Lake Highlands?

Kitchen remodel costs in Lake Highlands range from $35,000 for a cosmetic refresh to $120,000+ for a high-end custom kitchen. The most common mid-range kitchen remodel in Lake Highlands runs $50,000–$75,000 and includes new cabinets, quartz countertops, updated appliances, modern lighting, and new flooring.

How long does a Lake Highlands kitchen renovation take?

A standard Lake Highlands kitchen renovation takes 8–12 weeks. Larger projects that include open concept conversions, custom millwork, or premium tile work can run toward the upper end of that range. We provide a detailed project schedule before any work begins and keep you updated throughout.

What's the return on a bathroom renovation in Lake Highlands?

Mid-range bathroom remodels typically return 65–75% of their cost at resale in the Dallas market. Adding a bathroom to a Lake Highlands home that currently only has one can increase overall home value by 25–35%. The daily quality-of-life improvement is valuable regardless of resale timing.

Do I need a permit to remodel my kitchen or bathroom in Lake Highlands?

Yes, for most significant renovation work. The City of Dallas requires permits for plumbing changes, electrical work, structural modifications, and HVAC changes. Cosmetic updates like countertop replacements or painting don't require permits. We handle all permitting for our Lake Highlands clients and factor Dallas's 2–4 week permit processing time into our schedules.

Is a whole-home renovation worth it in Lake Highlands?

For most Lake Highlands homeowners planning to stay 5+ years, yes. The neighborhood's strong school district, community identity, and consistent demand make it an excellent long-term investment. A comprehensive renovation in the $130,000–$200,000 range typically costs far less than the transaction costs and price premium of buying an equivalent updated home in the same neighborhood at today's prices.

Start Your Lake Highlands Renovation

A-Team Renovations serves Lake Highlands homeowners with full-service renovation — from kitchen remodels and bathroom renovations to complete whole-home transformations. We manage all trades, all permits, and all phases of the project under one coordinated team.

Use our free cost calculator to estimate your project, or schedule a free in-home consultation to discuss your Lake Highlands renovation in detail.

Home Renovation in Lake Highlands Dallas: A Complete Neighborhood Guide