​

Pattersons Pond is a small neighborhood of roughly 15 custom estates on Patterson Way in northeast Southlake, Texas, 76092, Tarrant County, north of Highway 114 just off North Kimball Avenue. Homes were built between about 2004 and 2007 and are large, with recorded examples from roughly 6,100 to 8,800 square feet on lots of about 0.3 to 0.69 acre. The neighborhood is built around a private pond with a fountain and an adjoining greenbelt, and several lots back directly to the water. The association charges $1,200 a year, and the neighborhood is served by Carroll ISD. Nitin Gupta, CRS, GRI, CLHMS, Broker Associate with Competitive Edge Realty, represents buyers and sellers here and across Southlake. Call 469-269-6541 or contact Nitin to start with a conversation.

The full Carroll ISD campus chain, and it is not the one you may expect

MLS records for homes here name the complete progression: Johnson Elementary, Durham Intermediate, Carroll Middle School, Carroll High School for ninth and tenth grade and Carroll Senior High School for eleventh and twelfth. That is worth noting carefully, because Carroll ISD runs more than one chain of campuses. Other Southlake neighborhoods feed Old Union Elementary and Eubanks Intermediate into Dawson Middle before reaching the same high schools. Same district, different elementary, intermediate and middle campuses.

If school assignment is part of your decision, that difference matters more than the district name, and it is not something a "Carroll ISD" label on a listing will tell you. Confirm the assigned campuses for the exact address with the district before you write an offer. Learn more about Carroll ISD schools and compare districts with the DFW school district ratings guide.

Pond and greenbelt lots are the premium here

Listing records describe lots with pond frontage, greenbelt adjacency, heavy tree cover and cul-de-sac positions, with one home marketed for its views of the private pond and fountain. In a neighborhood of roughly 15 homes, that creates two distinct tiers: homes on the water and greenbelt, and interior lots.

Before committing to a pond-side lot, confirm who owns and maintains the pond and fountain, how that maintenance is funded, and what the association's reserve position looks like, since water features are expensive to maintain and the cost here divides across very few owners. Also review drainage and grading along the bank and current floodplain mapping for the specific parcel.

What homes cost

Appraisal district and estimate data give the clearest current picture. An 8,029-square-foot home carries a market value near $2,356,000, a 6,152-square-foot home estimates near $2,086,000 at about $340 per square foot, and an 8,824-square-foot home estimates near $2,192,000 at about $248 per square foot. One of those properties originally listed at $1,599,900.

Older published summaries describing homes here at $900,000 to $1.7 million, or citing a median sale near $1,545,000, reflect earlier transactions and are no longer a useful benchmark. With about 15 homes and a size range spanning nearly 2,700 square feet, there is no meaningful neighborhood average anyway: price a specific home from the closest matches on size, lot position and condition. For a current read, use the home value analysis or contact Nitin.

The HOA

Listing records show a mandatory association at $1,200 a year, about $100 a month, administered under the Patterson Pond HOA name. In a 15-home association maintaining a pond, a fountain, greenbelt and entry, the per-owner share of any significant repair is large, which makes the reserve position more important here than in a big community. Request the current assessment, what it covers, the architectural guidelines, recent budgets and reserves before making an offer. Read about the Texas HOA resale certificate and what it discloses.

What to check on a 2004 to 2007 estate

Homes of this age at 6,000 to 8,800 square feet carry multiple HVAC systems, extensive roof area and long plumbing runs, so system age and service history carry real weight, and replacement costs at this scale are substantial. Add foundation performance, windows, pool and spa equipment, and the age and quality of any renovation. On heavily treed lots, check irrigation coverage, drainage and grading and tree health near the structure. Confirm the current assessed value and exemptions with the Tarrant Appraisal District as well, since taxes follow the appraised value rather than the seller's basis and a purchase can trigger a reassessment. Learn about the Texas option period.

Location

Pattersons Pond sits north of Highway 114 off North Kimball Avenue in northeast Southlake, minutes from Southlake Town Square for shopping and dining, with the entrance to DFW International Airport a short drive and Grapevine, Colleyville and Westlake nearby. Drive your own commute at the hours you would travel before committing.

Comparing Pattersons Pond with other Southlake neighborhoods

Among small neighborhoods with water features, Lakes of La Paloma is gated with waterfront lots at a similar or higher price, and Estes Park offers a private lake with a full amenity package on half-acre lots. Miracle Point and Oak Pointe are comparable small custom developments without the pond, at lower dues. For acre-plus land, look at Laurelwood Park, Loch Meadow Estates or Clariden Ranch. See the DFW communities directory.

Selling a home in Pattersons Pond

With roughly 15 homes, yours will almost certainly be the only one available, so buyers will compare it against custom estates across Southlake. Two things belong in the marketing: the lot's relationship to the pond and greenbelt, which is the neighborhood's defining feature, and the specific school campuses, since the Johnson and Durham chain differs from other Southlake neighborhoods and buyers searching by campus will not assume it. Pricing should come from comparable custom homes of similar size and vintage nearby rather than from an older neighborhood median. See the seller marketing plan and seller services.

Pattersons Pond FAQs

How many homes are in Pattersons Pond, and when were they built?

About 15 custom estates on Patterson Way, built between roughly 2004 and 2007, with recorded sizes from about 6,100 to 8,800 square feet.

How big are the lots?

Generally about 0.3 to 0.69 acre, with recorded examples at 21,184, 22,425 and 30,274 square feet. Several lots back to the pond or greenbelt.

What schools serve Pattersons Pond?

Carroll ISD, with MLS records naming Johnson Elementary, Durham Intermediate, Carroll Middle School, Carroll High School for ninth and tenth grade and Carroll Senior High for eleventh and twelfth. Note that other Southlake neighborhoods feed different elementary, intermediate and middle campuses within the same district.

What are the HOA dues?

$1,200 a year, about $100 a month, through the Patterson Pond HOA. In a 15-home association maintaining a pond and fountain, ask specifically about reserves and any history of special assessments.

What do homes cost in Pattersons Pond?

Current data shows an 8,029-square-foot home valued near $2,356,000 and estimates near $2,086,000 and $2,192,000 on other homes. Older figures citing $900,000 to $1.7 million or a median near $1,545,000 reflect earlier sales.

Do homes back to the pond?

Several do, along with greenbelt-adjacent lots, and listings market pond and fountain views. Confirm who maintains the water feature and how it is funded before relying on that view.

Work With Nitin Gupta in Southlake

Nitin Gupta is a Broker Associate with Competitive Edge Realty with 480+ closed DFW transactions, 13 professional designations including CRS, GRI and CLHMS, and D Magazine Best REALTOR® recognition in 2020, 2023 and 2024. He serves clients in English, Hindi, Punjabi, Urdu and Gujarati. Read client reviews, watch home tours on his YouTube channel, or call 469-269-6541.

If Pattersons Pond is on your list, tell Nitin your target move date, whether a pond or greenbelt lot matters to you, the square footage you need and your price range, and he will tell you what trades here and which comparable Southlake estates belong on the same tour while you wait for one to come up.

Updated September 2026.