Frisco's $1M+ market, community by community

Guard-gated, more than 900 custom homes on about 550 acres, with three controlled gates and a 24 hour guard at the main entrance. Homes.com showed a median sale price of about $1.6 million, 49 sales in the last 12 months and 29 homes for sale (about 7.1 months of supply) in October 2026. Frisco ISD. See the Starwood guide.

Guard-gated on the former Newman family homestead, 256 acres with about 550 homes planned, first homes in 2008. Recent listings ran from about $1.4 million to $3.95 million, with HOA dues of roughly $1,800 to $1,970 twice a year. Frisco ISD. See the Newman Village guide.

A 267 acre gated custom enclave among PGA Frisco's two championship courses. Homes from $3.5 million on lots from about 6,800 square feet to more than an acre, with ten approved custom builders. A 0.56 acre lot alone listed at $2,190,000 in June 2026. See The Preserve at Fields guide.

South Frisco homes from about 4,000 to nearly 10,000 square feet on lots up to 1.5 acres. Eight listings ran from $1,449,900 to $7,795,000 in October 2026. Frisco ISD. See the Chapel Creek guide.

Gated south Frisco community zoned to Lewisville ISD (Hebron High on recent listings), with homes built from 2013 to 2026 and custom lots still for sale. Sixteen homes and three lots listed from $1,245,000 to $15,000,000 in October 2026. See the Hills of Kingswood guide.

Guard-gated around a private country club that opened in 1988 and now has 36 holes. Recent listings ran from about $820K to $2.2 million. Lewisville ISD. See the Stonebriar guide.

Richwoods is a 506 acre gated master plan in east Frisco with 19 listings from $759,900 to $2,025,000 in October 2026. Edgestone at Legacy, a 307 acre Hines community, had 17 listings from $825,000 to $2,490,000. Both Frisco ISD. See the Richwoods and Edgestone at Legacy guides.

Toll Brothers' Woodlands Collection at Fields starts at $1,361,995, Landon's Fields Reserve 70s at $1,459,990, Highland's 95 foot lots at The Grove Frisco at $1,736,990 and Grand Homes' Silverleaf Estates at $1 million to $1.9 million (Oct 2026). Toll's Prestwick Grove (from $964,995) has Frisco addresses but Prosper ISD schools.

The same builder can price very differently by lot. At The Grove Frisco, Highland Homes' 74 foot lots start at $1,174,990 and its 95 foot lots at $1,736,990 (Oct 2026). Landon's Fields series run from about $600K on smaller lots to nearly $1.5 million on 70 foot lots.

Lots backing to a course, pond or greenbelt usually carry a premium in the builder price and in resale. In custom enclaves like The Preserve, the lot can be a large share of the total: one 0.56 acre lot listed at $2.19 million before a house was built.

Ask whether the view is protected by a deed restriction or open space plat, or only by land that has not been developed yet. A premium paid for a view that disappears is hard to recover at resale.

Stonebriar and Hills of Kingswood are in Lewisville ISD, Prestwick Grove is in Prosper ISD, and most others are Frisco ISD. The district changes both the campus and the tax rate.

For tax year 2025, typical Frisco combined rates ran about 1.63% to 1.87% before exemptions. On a $2 million home, that is roughly $2,700 to $3,100 a month. Newer master plans can add special district assessments, so pull the tax certificate for the address.

On custom and semi-custom homes, look past the finishes to the roof system, drainage and grading, window brand and age, HVAC zoning and any foundation repair history. My ten years in construction and remodeling are most useful exactly here, and a specialist inspector for pools and roofs is worth the fee.

Gated communities can carry higher dues and strict architectural review for pools, outdoor kitchens and additions. Read the guidelines before you plan improvements.

Texas homeowners paid an average premium of $3,489 in 2025 (preliminary, TDI), and high-value homes cost more. Get a binding quote during your option period, especially for homes with older roofs.