Frisco cost of living
What it really costs to own a home in Frisco
Index scores do not pay bills. Here is a line-by-line monthly budget for a Frisco house at three price points, with every number sourced and dated.
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Why a budget beats a cost of living index
Most cost of living pages give Frisco a single score against the national average. That number cannot tell you what your mortgage, tax bill and water bill will be. A household budget can. So this page builds one for a Frisco home at $450,000, $650,000 and $1,000,000, using the latest mortgage rate, adopted 2025 tax rates, the City of Frisco's 2026 utility rates and NTTA's toll tables.
For context, Zillow's typical Frisco home value was $640,131 in September 2026, down 3.9% from a year earlier, and the August 2026 median sale price was about $637,000. That makes the $650,000 column the closest to a typical Frisco purchase.
Every budget below assumes 20% down, a 30-year fixed loan, an owner-occupied home with a homestead exemption, and an address in Collin County and Frisco ISD. A Denton County address in Frisco ISD runs slightly lower, and other school districts or special districts change the total, so treat these as a starting point and then run your exact address.
Mortgage, tax and insurance at each price
The assumptions behind each line
For tax year 2025, a Collin County home in Frisco ISD pays the city (0.425517), Frisco ISD (1.0194), Collin County (0.149343) and Collin College (0.08122) per $100, about 1.68% before exemptions. We applied the city's 20% homestead exemption, the county's 5%, Collin College's 20% and the state's $140,000 school exemption.
The Texas Department of Insurance reports a 2025 statewide average premium of $3,489, up from $1,791 in 2016. Frisco premiums depend on the home's size, roof age and material, and your deductible, so a $1 million home will usually cost more than this average.
Dues vary by community. We used sourced examples near each price: Panther Creek Estates, about $255 to $300 twice a year (about $46 a month); Villages of Creekwood, $1,485 a year (about $124 a month); Phillips Creek Ranch, about $220 a month on a recent listing.
The U.S. Energy Information Administration reports an average Texas residential bill of $163.72 a month in 2024, at 1,096 kWh and 14.94 cents per kWh. Larger homes and summer months run higher.
City of Frisco 2026 residential rates: water $26.02 for the first 2,000 gallons, then $5.76 per 1,000 up to 15,000; sewer $38.31 for the first 2,000, then $8.07 per 1,000 based on your winter average; trash and recycling $23 a month. At 8,000 gallons of water and a 6,000-gallon winter average, that is about $154. Summer irrigation raises the water line.
A Legacy commute from Eldorado Parkway to Legacy Drive on the Dallas North Tollway costs $2.53 each way with a TollTag, or about $106 a month for 21 workdays. A downtown Dallas commute from Eldorado to the Wycliff end costs $6.75 each way, about $284 a month (NTTA rates effective July 1, 2025).
Monthly totals by home price
Principal and interest $2,473, property tax $469, insurance $291, HOA $46, electricity $164, water, sewer and trash $154. Total about $3,597 a month, or about $3,703 with a TollTag commute to Legacy. Down payment $90,000.
Principal and interest $3,572, property tax $730, insurance $291, HOA $124, electricity $164, water, sewer and trash $154. Total about $5,035 a month, or about $5,141 with a Legacy commute. Down payment $130,000.
Principal and interest $5,495, property tax $1,187, insurance $291 (likely more on a home this size), HOA $220, electricity $164, water, sewer and trash $154. Total about $7,511 a month, or about $7,617 with a Legacy commute. Down payment $200,000.
Groceries, childcare, car payments, gas, phone and internet are left out because we could not source Frisco-specific figures we would stand behind. Add your own numbers for those lines.
Three lessons from this budget
First, the tax line moves more than people expect. Homestead exemptions cut the $650,000 home's estimated tax from about $908 to about $730 a month, so file your homestead exemption with the appraisal district the year you move in. Without it, your first escrow analysis can jump.
Second, the rate matters as much as the price. At 7.32%, each $100,000 you borrow costs about $687 a month in principal and interest. A seller-paid rate buydown can sometimes save more per month than the same dollars taken as a price cut, and in a market where 78.4% of August 2026 Frisco sales closed under list price (Zillow), sellers are often open to that conversation.
Third, the small lines add up. Insurance, HOA, utilities and tolls total about $780 a month in the $650,000 example. Get an insurance quote and the HOA dues during your option period, and drive your commute at rush hour before you choose a neighborhood. If you want me to run these lines for a specific address, call or text 469-827-7672 or email albert@texava.com.
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Keep exploring Frisco
- Freddie Mac Primary Mortgage Market Survey (Oct 22, 2026)
- Zillow: Frisco, TX home values (median sale price, days to pending)
- Collin Central Appraisal District entity rates and exemptions, 2025 (Texas Open Data Portal)
- City of Frisco: Property Tax Rate (overlapping entities and school districts)
- Texas Department of Insurance: Texas homeowners insurance market overview
- U.S. EIA: 2024 Average Monthly Bill, Residential (Table 5A)
- City of Frisco: Residential Service Rates (effective Jan 1, 2026)
- NTTA: Trip toll calculators, Dallas North Tollway and Sam Rayburn Tollway (effective July 1, 2025)
- NTTA: Get a TollTag
- MLS listing: 11758 Corsicana Dr, Panther Creek Estates (2026)
- First Texas Homes: Villages of Creekwood, Frisco (Oct 2026)
- MLS listing: 5588 Highflyer Hills Trl, Phillips Creek Ranch (2026)
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