Frisco is no longer the quiet bedroom community it was. The PGA of America moved its headquarters here (the campus opened in August 2022), the Dallas Cowboys run their headquarters out of The Star, and Universal Kids Resort opened in Frisco on July 1, 2026. The Census Bureau estimates Frisco at 236,955 residents (July 1, 2025) with a median household income of $150,212 (2020 to 2024 ACS). Here is what that means if you are buying here, with the numbers and where they come from.
For every neighborhood, school and development in one place, start at the Frisco city guide.
The Frisco Numbers
- Typical home value: about $640,100 (Zillow Home Value Index, September 2026), down 3.9% year over year
- Median sale price: about $637,000 (Zillow, August 2026)
- Median days to pending: 56 (Zillow, September 2026)
- Share of homes selling under list price: 78.4% (Zillow, August 2026), with a median sale-to-list ratio of 0.977
- Homes for sale: 1,258 (Zillow, September 2026)
- Median value of owner-occupied homes: $642,100 (Census ACS, 2020 to 2024)
What that tells you: values have softened from the peak and most homes are closing below their list price. A prepared buyer can ask for concessions, closing help or a rate buydown instead of fighting a bidding war. Check the latest month with me before you write an offer, because these figures move.
The Neighborhoods People Ask About
- Fields: a 2,545-acre master plan in north Frisco around PGA Frisco, with communities including The Preserve, Brookside and East Village
- The Grove: a Frisco ISD community with five builders (American Legend, Brookfield Residential, Chesmar, Highland and Shaddock) and homes listed from the mid $700s
- Phillips Creek Ranch and Newman Village: established communities where you are mostly buying resale
- Starwood and Panther Creek Estates: established addresses with larger homes and mature streetscapes
Each one behaves like its own small market. Days on market and price per square foot can look very different a mile apart, so judge the street and the comps, not the city average. My Frisco neighborhoods guide goes deeper on how they compare.
Schools and the Boundary Check
Frisco ISD serves most of the city, reports 62,755 students (2026) and earned an A in the Texas Education Agency's 2022 ratings. But parts of Frisco are zoned to Lewisville ISD, Little Elm ISD and Prosper ISD, and attendance zones change as the district grows. Before you fall for a floor plan, verify the district and campus for that exact address. I check it on every home I show.
The Honest Downsides
Rush hour on the Dallas North Tollway and SH 121 (the Sam Rayburn Tollway) is real, so drive your commute at the hour you would actually make it. Texas has no state income tax, but property taxes fill that gap, so ask for the current tax rate on every address and run it into your monthly payment. And in new construction, the best lots in a new phase can go fast. None of this is a dealbreaker. Just walk in knowing it.
How to Read the Price Tag
With 78.4% of Frisco homes closing below list (Zillow, August 2026), the list price is where the conversation starts. Pull the closed comps for that street, look at how long the home has been sitting, and decide what you would pay before you see what the seller wants. From my years in construction and remodeling, I also look at what the house will cost you after closing: roof age, HVAC, windows and finishes. That number belongs in your offer.
The Rate Lever Most Buyers Skip
Freddie Mac's 30-year fixed average was 7.40% for the week of October 15, 2026. At that rate, the principal and interest on a $500,000 loan is about $3,462 a month. A 2-1 buydown drops the rate 2 points in year one and 1 point in year two, so the same loan runs about $2,808 in year one (roughly $654 less) and $3,128 in year two (roughly $334 less). Funding that costs about $11,900 up front.
That is my math, not a promise, and your lender will run your exact numbers. The lesson is simple: in Frisco, ask the builder to put a concession toward a buydown in writing, in the contract, before you sign. Nobody in the sales office is going to volunteer it.
Straight Answers
Is Frisco overpriced in 2026? It is premium priced and has softened, with the typical value down 3.9% over the year ending September 2026 (Zillow). Overpaying usually comes from not negotiating, and this market gives you room to negotiate.
Do I need my own agent for new construction? Yes. The builder's on-site sales team represents the builder. Your own agent is the person in the room negotiating for you, and buyer agent compensation is something we agree on in writing up front.
Talk Frisco With Me
Incentives, concessions and phase releases change week to week. Tell me your budget, your commute and the school you need, and I'll show you where the room to negotiate is right now in Frisco. Start your search or find out what your home is worth. Prefer email? albert@texava.com
Albert Angarita, REALTOR, Texava Real Estate | Amazing Brokerage, License #0773351