Lewisville neighborhood · 75067

Valley Vista

619 homes east of S Valley Pkwy in south Lewisville, built mostly 1986–1998 in four recorded plats. Thrive Nature Park borders the north end, with Thrive, the city's recreation center, across the road, and Parkway Elementary is across S Valley Pkwy at the southwest corner. Listings show no HOA.

619 homes3 sectionsBuilt mostly 1986–1998Lewisville ISDNo HOA foundNext to Thrive Nature Park

Vista 1 Vista 2 Vista 3
  • Vista 1
  • Vista 2
  • Vista 3

Three sections, four recorded plats

Lewisville has no official neighborhood map, so this page covers the four recorded Valley Vista plats in Denton County records, grouped into three sections. Valley Vista 1 went up first, in the late 1980s, and has the smallest homes, typically $370K. Valley Vista 2 followed at about $412K, and Valley Vista 3 filled in from 1995 to 1999 with the largest homes, about $420K.

Valley Vista 1 The first and largest plat, built mostly 1986–1990 at the south end of the neighborhood, closest to Parkway Elementary and the Tom Thumb on FM 3040. Briarcliff Rd and Acorn Dr are here. ZIP 75067. $370K typical value 275 homes · built mostly 1986–1990 · 1,922 sf · 7,000 sf lots Parkway · Hedrick · Lewisville · Lewisville Harmon Campus No HOA, per listings Valley Vista 2 Built mostly 1987–1991 in the middle of the neighborhood, next to the city's Valley Vista Park. ZIP 75067. $412K typical value 177 homes · built mostly 1987–1991 · 2,285 sf · 9,200 sf lots Parkway · Hedrick · Lewisville · Lewisville Harmon Campus No HOA, per listings Valley Vista 3 & 3A Valley Vista 3 and the eight-home 3A, the last sections, built mostly 1995–1999 at the north end, beside Thrive Nature Park at Valley Pkwy and Corporate Dr. Camelot Dr and Regency Dr are here. ZIP 75067. $420K typical value 167 homes · built mostly 1995–1999 · 2,492 sf · 9,100 sf lots Parkway · Hedrick · Lewisville · Lewisville Harmon Campus No HOA, per listings

Side by side

Vista 1Vista 2Vista 3
Homes275177167
Built mostly (median)1986–90 (1987)1987–91 (1990)1995–99 (1997)
Typical size1,922 sf2,285 sf2,492 sf
Most homes1,500–2,400 sf1,700–2,700 sf2,000–3,000 sf
Typical lot7,000 sf9,200 sf9,100 sf
Bedrooms (typical)–34
Two-story43%59%54%
Pool13%36%34%
Typical value$370K$412K$420K
Middle half$347K–$400K$385K–$449K$391K–$452K
Per sq ft$199$189$170
Change, 2025 to 2026−4.3%−4.2%−10.0%
Change since 2021+33%+31%+25%
Sold in the last year11 (4.0%)8 (4.5%)9 (5.4%)
Owner-occupied (homestead)72%77%86%
ZoningSingle-family (R5) and Single-family (R7.5)Mostly single-family (R9), Single-family (R5) and Single-family (R12)Mostly single-family (R9), Single-family (R7.5) and Single-family (R12)

Denton CAD 2026 certified appraisals for single-family homes and townhomes, with the 2021–2025 certified rolls for the change columns. "Change" is the typical home's own appraisal change, which can differ from the change in the median shown in the chart. "Sold" counts warranty deeds recorded in the 12 months to Nov. 2, 2026 (Denton County records). Bedrooms, stories and pools are from Denton CAD building records.

Home values

These are Denton CAD's 2026 certified appraisals, not sale prices. The median rose about 36% from 2021 to 2023, held at about $414K–$419K through 2025 and dipped this year. The typical home's own appraisal fell 4.4%: −4.3% in Valley Vista 1, −4.2% in Valley Vista 2 and −10.0% in Valley Vista 3, whose median had jumped the most in 2022. Since 2021 the typical home is up 30%, from 25% in Valley Vista 3 to 33% in Valley Vista 1. Across all 619 homes, half are appraised between $363K and $433K.

$200K $300K $400K $500K $600K 2021 2022 2023 2024 2025 2026 Vista 1 $370K Vista 2 $412K Vista 3 $420K
Median appraisal of the same single-family homes each year, by section (Denton CAD). Appraisals aren't sale prices.
By recorded subdivision (4)
SubdivisionHomesBuiltTypical sizeTypical lotTypical valuePer sq ftPool
Valley Vista 12751985–2017 (1987)1,922 sf7,000 sf$370K$19913%
Valley Vista 21771986–1994 (1990)2,285 sf9,200 sf$412K$18936%
Valley Vista 31591994–2000 (1997)2,465 sf9,000 sf$417K$17035%
Valley Vista 3A81995–1999 (1996)2,707 sf17,500 sf$463K$17213%

The homes

The typical home has about 2,160 sq ft on a 7,700 sq ft lot; about half are two-story and 25% have a pool. Valley Vista 1 has the smallest: about 1,920 sq ft on 7,000 sq ft lots, with a pool at 13%. Valley Vista 2 and 3 run about 2,290 to 2,490 sq ft on lots of about 9,100 to 9,200 sq ft, and about a third have a pool; Valley Vista 3 typically has four bedrooms. The eight homes in Valley Vista 3A sit on lots of about 17,500 sq ft. City zoning ranges from the R5 to the R12 single-family districts.

  • 1980s47%
  • 1990s52%
  • 2000s<1%
  • 2010s<1%
78%have a homestead exemption, so the owner lives there
25%have a pool on the county record
4.5%changed hands in the last 12 months (28 recorded sales)
3bedrooms in the typical home; 56% have three or fewer, among homes with bedroom counts on the county record
51%are two-story
7,700 sftypical lot (most 6,300–12,100)

Schools

All of Valley Vista is in Lewisville ISD and zoned to Parkway Elementary, the STEM Academy at Hedrick Middle and Lewisville High. Ninth and tenth graders attend Lewisville High's Harmon campus, which TEA rates with the high school; juniors and seniors attend the main Lewisville High campus. In TEA's 2026 ratings Parkway, which opened in 1995 across S Valley Pkwy, fell from a C to a D, Hedrick earned a D again and Lewisville High rose from a D to a C; Lewisville ISD overall earned a B in 2026 and 2025.

LevelVista 1, Vista 2 and Vista 3
ElementaryParkway ElementaryDwas C
MiddleHedrick MiddleDwas D
Grades 9–10Lewisville High Harmon CampusCwas D
High (11–12)Lewisville HighCwas D

Check a specific address in the School Finder Zones can split a neighborhood. The Finder checks one address against the zone map.

Zones from Lewisville ISD's School Locator map (2025-26 attendance boundaries, after the district's 2025 elementary closures). Lewisville High's ninth and tenth graders attend its Killough or Harmon campus, and Hebron and Marcus have separate ninth-grade campuses; TEA rates these campuses as part of their high school. Ratings are TEA's 2026 A–F grades, released August 2026, with 2025 grades where we found them; TEA hasn't published 0–100 scores for these campuses. Zones follow street lines and can change, so confirm any address with the district.

HOAs and neighborhood associations

We found no HOA. A Valley Vista 1 listing states "HOA: None", neighborhoods.com lists no association fee, and other listings we opened name no association or dues. We also found no voluntary neighborhood association, website or state HOA registry filing. That means no dues and no association pool; city code and any recorded deed restrictions set exterior standards. The parks around the neighborhood, and Thrive, are city facilities.

All sections

No HOA found

No HOA foundNone found (per listings)

Listings show no association dues, and we found no association name, manager or website. City parks take the place of association amenities.

  • Valley Vista Park, a city park, borders Valley Vista 2 and 3, and the small Willow Grove Park is next to all three sections
  • Thrive Nature Park borders Valley Vista 3, with paved and soft-surface trails, picnic areas, nature play areas and a bird blind
  • Thrive, the city's recreation center, is about 0.6 to 0.8 mile from each section, with a gym, an indoor track, a lap pool, a leisure pool and a lazy river; membership required
  • Parkway Panthers Park, at Parkway Elementary, borders Valley Vista 1 and 2

Lewisville doesn't publish a neighborhood-association map, so association names, dues and amenities come from each association's website and posted documents, the Texas HOA management-certificate registry and recent listings, checked November 2026. Ask for the resale certificate and any recorded deed restrictions on a home. We found no HOA or neighborhood association for these sections: recent listings show no association dues. Older Lewisville subdivisions can still carry recorded deed restrictions, so ask for them on any home.

Flood zones

8 of the 619 lots (under 2%) touch FEMA's 1%-annual-chance floodplain (Zone AE or A), all in Vista 3, on Regency Dr. In most cases only part of the lot is mapped, not the house.

From FEMA's National Flood Hazard Layer, checked against county parcel lines Nov 2026. Lenders decide flood-insurance requirements by the structure, so check the exact address. FEMA flood map lookup

Parks, trails and everyday stops

  • Valley Vista Park10 acres · Neighborhood park · by Vista 2 and Vista 3Next door
  • Willow Grove Park1 acre · Neighborhood parkNext door
  • Thrive Nature Park19 acres · Neighborhood park · by Vista 3; 21 acres per the city's 2021 opening announcement0.1 mi
Vista 1Vista 2Vista 3
GroceryTom Thumb, W FM 30400.2 miTom Thumb, W FM 30400.4 miTom Thumb, W FM 30400.7 mi
LibraryLewisville Public Library2.3 miLewisville Public Library2.1 miLewisville Public Library1.9 mi
Rec centerThrive0.8 miThrive0.6 miThrive0.6 mi
Public poolThrive (indoor)0.8 miThrive (indoor)0.6 miThrive (indoor)0.6 mi
Fire stationStation 3, FM 30400.8 miStation 3, FM 30401.0 miStation 3, FM 30401.0 mi
HospitalMedical City Lewisville2.5 miMedical City Lewisville2.4 miMedical City Lewisville2.1 mi
A-train stationOld Town Station3.1 miOld Town Station3.0 miOld Town Station2.7 mi

Straight-line miles from the middle of each section. Fire stations from City of Lewisville GIS. Library, rec center, pools, stores, hospitals (full-service, with an ER) and DCTA A-train stations from Esri business listings, November 2026. Thrive's pools require a membership.

Property taxes

With a homestead exemption, a home at each section's typical 2026 appraisal pays about:

  • Vista 1$370K home$4,750/yrabout $400/mo
  • Vista 2$412K home$5,500/yrabout $460/mo
  • Vista 3$420K home$5,600/yrabout $470/mo

That's city, county and Lewisville ISD taxes at a combined rate of 1.6976 per $100. These homes are inside Lewisville city limits and aren't in a MUD, PID or other special taxing district. The estimate uses 2026 adopted rates: City of Lewisville $0.436381, Lewisville ISD $1.0778 and Denton County $0.183394 per $100.

Work out your full monthly cost

Estimate from Realust's True Cost rates (latest adopted). The homestead exemption needs a filing; new owners often pay more in year one. Your bill uses your own appraisal.

Getting around

Straight-line miles toVista 1Vista 2Vista 3
Old Town Lewisville2.82.62.4
Lewisville Lake (Lake Park)4.54.34.0
Legacy West11.911.911.6
Downtown Dallas20.220.320.4
DFW Airport7.57.77.9

From the middle of each section; Valley Vista 3 sits about 0.4 mile north of Valley Vista 1. For rush-hour drive times, see Lewisville's commute table or Live Near Work.

History and the street names

  1. 1985–1990Building begins in Valley Vista 1; neighborhoods.com dates the community to 1986. Most of its 275 homes are finished by 1990.
  2. 1987–1991Valley Vista 2 fills in, with larger homes on bigger lots.
  3. 1995Parkway Elementary opens across S Valley Pkwy at the southwest corner of the neighborhood.
  4. 1995–1999Valley Vista 3 and 3A, the last sections, are built at the north end.
  5. 2018The city plans a nature park at Valley Pkwy and Corporate Dr, under the working name Valley Vista Nature Park, and applies for a Texas Parks & Wildlife grant. The estimate is about $2.3 million, to be built in phases.
  6. 2020Thrive, the city's 87,000 sq ft recreation center, opens Oct. 3 at 1950 S Valley Pkwy, across the road from the nature park site.
  7. 2021The nature park opens as Thrive Nature Park, with a grand opening on Aug. 28. It cost $1.59 million, including a $500,000 state grant.

A good fit if you want

  • A late-1980s or 1990s home in south Lewisville, typically $370K–$420K
  • No HOA dues, per listings
  • Thrive Nature Park and Valley Vista Park next door, and Thrive, the city recreation center, about 0.6 to 0.8 mile away
  • Lots of about 9,100 to 9,200 sq ft in Valley Vista 2 and 3, where about a third of homes have a pool
  • Parkway Elementary across S Valley Pkwy at the southwest corner
  • Tom Thumb on FM 3040 about 0.2 to 0.7 mile away
  • Very little floodplain: 8 of 619 lots touch FEMA's 1% zone, all on Regency Dr

Know before you buy

  • Homes are about 27 to 40 years old. Have the foundation, roof, plumbing and HVAC inspected.
  • Appraisals fell about 4% this year in Valley Vista 1 and 2 and 10% in Valley Vista 3.
  • Parkway Elementary dropped from a C to a D in 2026, and Hedrick Middle earned a D again; Lewisville High rose to a C.
  • Without an HOA, exterior standards come from city code and any recorded deed restrictions. Ask what applies to a home.
  • About 28% of homes in Valley Vista 1 have no homestead exemption on the county roll, so many are likely rentals.
  • 8 lots in Valley Vista 3, on Regency Dr, touch FEMA's 1% floodplain, usually only part of the lot.

How Valley Vista compares

NeighborhoodTypical valuePer sq ftTypical sizeBuiltHomesHigh school
Castle Hills $749K $228 3,357 sf 2010 4,364 Hebron / The Colony
Lakewood Hills $663K $221 3,042 sf 2021 518 The Colony
Vista Ridge Estates $474K $200 2,310 sf 1997 396 Lewisville
Orchard Valley $401K $193 2,059 sf 1996 374 Lewisville
Valley Vista $396K $187 2,160 sf 1990 619 Lewisville
Indian Oaks $396K $202 1,962 sf 1987 586 Lewisville
The Highlands $370K $172 1,923 sf 1983 640 Marcus / Lewisville
Garden Ridge $352K $193 1,748 sf 1996 902 Lewisville
Lewisville Valley $350K $194 1,837 sf 1980 2,278 Lewisville
Timber Creek $326K $195 1,699 sf 1992 536 Lewisville
Old Town $246K $188 1,356 sf 1962 980 Lewisville
Westwood Estates $217K $162 1,316 sf 1970 669 Lewisville

Other neighborhoods are shown as a whole; Valley Vista's row blends its three sections.

Questions

Where is Valley Vista in Lewisville?

Valley Vista is in south Lewisville (75067), east of S Valley Pkwy. Thrive Nature Park borders the north end at Valley Pkwy and Corporate Dr, with Thrive, the city's recreation center, across the road. Parkway Elementary is across S Valley Pkwy at the southwest corner.

How much do homes in Valley Vista cost?

Typical 2026 county appraisals are about $370K in Valley Vista 1, $412K in Valley Vista 2 and $420K in Valley Vista 3 (Denton CAD), after drops of 4% to 10% this year. Appraisals often trail market prices, so check recent sales.

Does Valley Vista have an HOA?

We found none. A listing states "HOA: None", neighborhoods.com lists no association fee, and we found no association. City code and any recorded deed restrictions still apply.

Which schools serve Valley Vista?

Lewisville ISD zones every section to Parkway Elementary (D in 2026, down from a C), Hedrick Middle (D) and Lewisville High (C). Ninth and tenth graders attend Lewisville High's Harmon campus and juniors and seniors the main campus. Confirm any address with the district.

What parks are near Valley Vista?

Valley Vista Park and Willow Grove Park are next to the homes, and Thrive Nature Park, with trails, picnic areas and a bird blind, borders the north end. Thrive, the city's recreation center with indoor pools, is about 0.6 to 0.8 mile from each section and requires a membership.

Is Valley Vista in a flood zone?

Mostly no. 8 of 619 lots, all on Regency Dr in Valley Vista 3, touch FEMA's 1%-annual-chance floodplain, usually only part of the lot. Check the exact address on FEMA's flood map.

What are property taxes in Valley Vista?

The combined rate for the City of Lewisville, Lewisville ISD and Denton County is about $1.70 per $100 of value before exemptions, with no MUD or PID. With a homestead exemption, that's roughly $4,750 a year at Valley Vista 1's typical value and $5,500 to $5,600 in Valley Vista 2 and 3.

About this data

Home data covers 619 single-family homes with county building records in the four recorded Valley Vista plats (Denton County). Values are 2026 Denton CAD certified appraisals, not sale prices. Lot sizes are measured from county parcel maps. We don't publish demographic data about neighborhoods.

Sources (18)
Still checking (6)
  • Recent sale prices by section. MLS sold data isn't public, so we show county appraisals instead.
  • Who developed and built Valley Vista, and when each plat was recorded.
  • Where the Valley Vista name comes from, and whether the 2018 park name was taken from the neighborhood.
  • Recorded deed restrictions for each section, and whether any voluntary neighborhood association exists.
  • Neighborhood-level crime figures. Check the Lewisville Police Department's crime map for any address.
  • 2026 TEA scores (0–100). Published sources give Lewisville ISD's letter grades but not the scores.
Subdivisions included (4)

Valley Vista 1, Valley Vista 2, Valley Vista 3, Valley Vista 3A

Neighborhood names don't have official borders. We used Denton County's recorded subdivisions. See something off? Tell us.