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Fields West Frisco: The Complete Development & Investment Breakdown (2026)

Fields West is the most important thing happening in Frisco real estate right now — and most people are only seeing the 15-second Instagram version. This is the complete breakdown: what is being built, who has already signed, what commercial space actually costs, every residential village with live pricing, and exactly how to position yourself before it opens.


THE FULL VIDEO:




Download the Complete Fields West Brief

I put together a full visual brief — the commercial program, real lease pricing, the signed tenant roster, all nine villages, and the investment case — as a downloadable PDF. Tap below to get it.


What Fields West Actually Is

Fields West is a 55-acre, roughly $2 billion mixed-use urban village on the Dallas North Tollway, developed by The Karahan Companies — the team behind Legacy West in Plano — with Hunt Realty and designed by Gensler. It anchors the larger 2,545-acre, ~$10 billion Fields master plan. It went vertical in late 2025 and is already 70% pre-leased.


The Commercial Program

This is what makes Fields West a generational project rather than another shopping center:

  • 360,000 SF of retail, dining, and entertainment — leasing led by SHOP Companies (Dallas)

  • 325,000–350,000 SF of Class A / boutique office — CBRE, developed with Trammell Crow

  • ~675,000 SF combined office and retail in a walkable core along Wentwood Avenue

  • 1,150 urban residences above the retail — Columbus Realty Partners

  • Up to 11,000,000 SF of build-to-suit office across the wider Fields plan

  • 2–3 hotels, including a planned Ritz-Carlton

  • $425M construction loan closed; openings staggered Q4 2027 into 2028


What Commercial Space Costs

For anyone weighing retail or office here, these are the current Frisco benchmarks that frame Fields West pricing:

  • Class A office: $30–$35+ per SF — urban-core premium space trends to the top of the range

  • Retail (average): $34–$37 per SF — NNN is standard; anchor-adjacent space is priced higher

  • Restaurant / F&B: market rate plus tenant improvement allowance, negotiable

  • Commercial citywide average: ~$31 per SF

NNN means the tenant pays base rent plus taxes, insurance, and common-area maintenance. Because Fields West space is pre-construction, early conversations secure priority on size, location, and terms before delivery pricing firms up.


Who Has Already Signed

The tenant mix is the moat. Anchored by Bloomie's — Bloomingdale's first Texas location — the retail roster includes Alo Yoga, Kendra Scott, Sephora, Gorjana, TravisMathew, Mizzen+Main, Crate & Barrel, Pottery Barn, Williams Sonoma, Arhaus, and Design Within Reach.

On the dining side: Mastro's Steakhouse (first DFW location), North Italia, Culinary Dropout, Mexican Sugar, Sixty Vines, Tommy Bahama Marlin Bar, Green Point Seafood, Maman, Sweetgreen, and Nando's.


The Nine Residential Villages

The Fields plan holds nine villages and roughly 3,500 single-family homes at buildout, plus 1,820 urban multifamily units — all zoned to Frisco ISD, rated "A" and among the top districts in Texas.


  • The Preserve — gated, golf-view custom homes. Lots 7,500 SF to 1+ acre; homes $3.5M–$25M. Builders: Alford, Coats, Starside, Bella Custom, Endurance, Faulkner Perrin, Hawkins-Welwood, Shaddock Custom, Sharif & Munir, Ventura.

  • Brookside North & South — the relocation sweet spot, $750K–$3M. Townhome 33' to Estate 70' lots. Toll Brothers, Shaddock, Britton, Huntington, Southgate, Darling, Landon.

  • East Village — attainable entry into Fields, high $600s+, built exclusively by Landon Homes on 40', 50', 60' homesites. 800+ families already.

  • North Fields & Fields West multifamily — 620 and 1,150 units respectively.

  • University Village — near UNT Frisco, coming soon.


Brookside is where most California and out-of-state buyers land — for $1.5M–$3M you get 3,500–6,000+ SF of modern luxury with resort amenities, which relocators routinely compare to $5M+ in LA or the Bay Area.


The $10 Billion Halo in Frisco

Fields West does not stand alone. It sits at the center of one of the densest development clusters in America:

  • Universal Kids Resort — 97 acres, ~$550M, first-of-its-kind family theme park opening 2026

  • PGA of America HQ + Omni PGA Frisco Resort — two championship courses, 500-room resort

  • Firefly Park — $2.5–4B adjacent mixed-use

  • The Mix — ~$3B, with $113M in city incentives

  • The Star — the Dallas Cowboys HQ, proof of Frisco's live-work-play model


The Numbers Behind Fields

Frisco is the fastest-growing U.S. city of its size and repeatedly ranked the #1 place to live in America. Texas has no state income tax. Inside Fields, the average household income is about $189,000, 57% of residents are college graduates, and the median age is 36 — the exact profile that drives durable demand and resale strength. As Fields West's retail and dining come online in 2027–28, surrounding values are positioned to strengthen further.


How I Can Help You Position

Whether you want to buy or build a home, lease retail or office space, or invest in the blocks around the district, the window is now — before delivery pricing firms and the halo projects open. I track Fields West lot by lot, builder by builder, and space by space.



Albert Angarita — REALTOR®, Texava | Amazing Brokerage | License 0773351. Development details and renderings courtesy of The Karahan Companies / Fields West. Information deemed reliable but not guaranteed; pricing, tenants, and availability subject to change.



Albert Angarita

REALTOR® · Texava | Amazing Brokerage · License #0773351

5 Cowboys Way, Suite 300, Frisco, TX 75035

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