Fields West is one of the most talked-about projects in Frisco real estate, and most people only see the 15-second version on Instagram. This is the full breakdown: what is being built, who has signed, how commercial space is priced in this part of Frisco, the residential villages around it, and how to position yourself before it opens.
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What Fields West Actually Is
Fields West is a 55-acre urban village on the Dallas North Tollway in north Frisco, developed by Hunt Realty and The Karahan Companies (Fehmi Karahan's team also created Legacy West in Plano), with Gensler as master plan architect. It sits inside Fields, a 2,545-acre master plan that also holds PGA Frisco. Fields West was announced in 2022 as a $2 billion development; Community Impact described it in September 2026 as an $800 million, 55-acre village. In 2025 the partnership closed a $425 million construction loan from Bank of America, JPMorgan Chase and Prosperity Bank, and the City of Frisco committed $70 million in municipal bonds.
The Program
- About 360,000 square feet of shopping, dining and entertainment
- About 350,000 square feet of Class A office
- About 1,150 residences, starting with The Wentwood by Columbus Realty Partners (studios to two bedrooms, 366 to 1,462 square feet), first move-ins January 2027
- A five-star Ritz-Carlton hotel was announced for the Fields West village in 2022; ask for the current hotel status before you factor it into a decision
- Openings staged from late 2027 into 2028, with later apartment phases through 2027 and 2028
- Separately, Fields developers announced plans in October 2026 for about 11 million square feet of build-to-suit office space across Fields, with no tenants or timeline announced
How Commercial Space Is Priced Around Fields West
Fields West's own lease rates are negotiated privately, so I will not quote numbers that are not public. What I can give you is the published benchmark. Cushman & Wakefield's Q3 2026 Dallas/Fort Worth office MarketBeat reports the Legacy/Frisco submarket at an overall average asking rent of $43.46 per square foot and $45.38 for Class A, quoted full service, with 22.5% vacancy. The DFW overall average was $34.14 with 23.7% vacancy. The same report notes the 66,899 square foot Fields West Building L began foundation work in Q3 2026.
Here is the lesson: office is usually quoted full service, meaning operating costs are built into the rent, while retail and restaurant space is usually quoted triple net (NNN), meaning you pay base rent plus your share of taxes, insurance and common-area maintenance. Never compare a full service office number to an NNN retail number. And because Fields West is still pre-construction for most space, the negotiation is about more than rent: size, location in the project, tenant improvement allowance, free rent and escalations all move. My commercial page explains how I model total occupancy cost.
Who Has Already Signed
Fields West reported 75% pre-leasing with 44 signed leases in summer 2026. The roster includes Bloomie's (its Texas debut) and Mastro's Steakhouse (its first North Texas location), plus Alo, Arhaus, Boll & Branch, Crate & Barrel, Design Within Reach, Evereve, Gorjana, Kendra Scott, Lululemon, Mizzen + Main, Pottery Barn, Sephora, Tecovas, TravisMathew, Warby Parker and Williams-Sonoma.
On the dining side: Culinary Dropout, Flower Child, Mexican Sugar, Nando's, North Italia, Shake Shack, Sixty Vines, Sweetgreen, Tommy Bahama Marlin Bar and others listed on the Fields West site. Tenant lists change, so I confirm the current roster before a client pays a premium for proximity.
The Residential Side of Fields
Fields' residential plan was described in 2022 as about 3,500 single-family homes across nine villages and neighborhoods, including Brookside, The Preserve, East Village, University Village and North Fields. Homes are in Frisco ISD, but always verify the zoned campus by address.
- The Preserve: a gated custom-home community among the PGA Frisco courses, with homes from $3.5 million and up (builder site, October 2026). Ten custom builders: Alford, Bella Custom, Coats, Endurance, Faulkner Perrin, Hawkins-Welwood, Shaddock Custom, Sharif Munir, Starside and Ventura.
- Brookside North and South: builders include Landon, Huntington, Darling (Taylor Morrison), Shaddock, Toll Brothers and Britton.
- East Village: Landon Homes, 2,159 to 3,678 square feet on 50 to 60 foot homesites.
- University Village: planned in 2022 for about 810 homes.
- Fields West residences: The Wentwood apartments are leasing now.
With several builders selling in the same sections, compare the same size home across builders on lot premium, included features and the tax and assessment picture for that exact address. The difference between two similar homes is often in those line items, not the base price.
The Projects Around It
- PGA Frisco: the PGA of America headquarters and the 500-room Omni PGA Frisco Resort, host of the 2027 PGA Championship
- Universal Kids Resort: opened July 1, 2026
- Firefly Park: 217 acres by Wilks Development, planned for 3 million square feet of office and 1,200 hotel rooms, with major pieces expected in 2027
- The Mix: a $3 billion, 112-acre project on the former Wade Park site, with $113.4 million in performance-based city grants for Phase I infrastructure
- The Star: the Dallas Cowboys headquarters, where my office is
How I Can Help You Position
Whether you want to buy or build in Fields, lease retail or office space, or invest in the blocks around it, the useful work happens before delivery, while terms are still being set. I track Fields West by builder and by space. Start the conversation on my commercial page, see the Fields neighborhood guide, or explore custom homes.
Get the full Fields West Brief: enter your info and I'll send the PDF.
Albert Angarita, REALTOR, Texava Real Estate | Amazing Brokerage, Licensed in Texas. Development details from Hunt Realty, The Karahan Companies and public reporting. Information deemed reliable but not guaranteed; pricing, tenants and availability subject to change.