I work with California families making the move to North Texas, and the questions are always the same: what does my equity buy, how do the taxes really compare, and where should we look? Here is the honest version, tradeoffs included.
What Your Equity Actually Buys Here
As of September 2026, Zillow's typical home value was $927,891 in Los Angeles and $761,538 across California, compared with $640,131 in Frisco, $760,369 in Prosper and $512,080 in Celina (Zillow). Values in all three North Texas cities are down over the past year, which gives buyers room to negotiate. On those averages, the typical California home value is higher than the typical Frisco value, which can translate into a smaller mortgage here, depending on your equity. We run the math on your actual sale, not the average.
The Tax Math, Both Sides of It
Texas has no personal income tax (Tax Foundation). California's 2025 rates run from 1% to 12.3% (FTB); a single filer with $250,000 of taxable income owes about $19,700 in California state tax under that schedule. That money stays with you in Texas.
The other side is property tax. Proposition 13 caps California's base rate at 1% plus voter-approved bonds and limits annual assessment increases to 2% until a sale (BOE). In Frisco (Collin County, Frisco ISD) the combined 2025 rate was about 1.68% of assessed value before exemptions, and about 1.95% in Prosper (Republic Title). On a $640,000 home, 1.68% is roughly $10,700 a year before exemptions. A homestead exemption takes $140,000 off the value for school taxes (Texas Comptroller). Some newer communities also sit in a MUD or PID with an added assessment, so we check every specific address. For most high earners the income tax savings outweigh the higher property tax, but I show you the full picture house by house.
Where Californians Often Look
- Frisco: city amenities, The Star, and quick access to Legacy West and the Dallas North Tollway.
- Prosper: larger lots and master-planned communities like Windsong Ranch, known for its man-made crystal lagoon (Wikipedia).
- Celina: newer construction further north for buyers who want more space.
The Traps I Help You Avoid
- School zoning that does not match the community name. Verify the assigned campuses for the exact address.
- MUD and PID assessments that show up on the tax bill after closing.
- Builder contracts written for the builder. Read them with your agent before you sign.
- Drainage and grading you cannot see on a dry day. My years in construction help here.
How a One-Trip Move Works
You fly in once. I build the itinerary around your shortlist, schedule every showing, and connect you with lenders who work with out-of-state income and sale timing. Moving a business too? We can tour commercial space on the same trip. Plan your Texas relocation.