Community guide · Collin & Denton Counties
The Star, PGA Frisco, Universal Kids Resort and an A-rated school district, plus a city tax rate that has held flat for three years.
By Shayla Eadler, REALTOR® · TREC #0747934 · Based in Van Alstyne · Updated
Frisco, Texas
Yes, if you want big-city amenities in a suburb. Living in Frisco, TX means pro and minor-league sports, resort golf, a theme park and short drives to corporate jobs. The trade-off is price and pace: homes cost more than in towns to the north, and the busiest areas feel it on event days.
Frisco sits in Collin and Denton counties along the Dallas North Tollway, the Sam Rayburn Tollway (SH-121), Preston Road and US-380. It started in 1902 as a stop on the St. Louis–San Francisco Railway, “the Frisco,” and residents chose the name in 1904 to honor the railroad. The 2020 Census counted 200,509 people. The Census Bureau’s 2025 estimate is 236,955. The city’s own monthly estimate is about 249,500, and it expects about 330,000 at build-out.
When I help buyers with Frisco TX homes for sale, the first questions are usually which side of town and which school district. Frisco ISD covers most of the city, but parts are in Lewisville, Little Elm and Prosper ISDs. And Frisco is only half the story. Many of my clients start here and then find how much more home and land they get a little farther north, and I’m happy to show them both.
Frisco’s growth has shifted from new rooftops to big destinations. The 2,545-acre Fields development in north Frisco holds the PGA of America headquarters and PGA Frisco. It also holds Universal Kids Resort, which opened July 1, 2026, with seven themed lands and a 300-room hotel. Fields West, North Fields and University Village are its commercial districts, with residential sections around them.
The Dallas Cowboys’ headquarters at The Star, the Dallas Stars and the Southland Conference are all based in Frisco. In 2023 the largest employers were Frisco ISD, the City of Frisco, T-Mobile and Keurig Dr Pepper. Gearbox Software is also here. Population growth has slowed: the 2025 Census estimate is less than 1% above 2024.
The honest version
Every town has trade-offs. Here’s what I tell my own clients before they buy.
Pros
Cons
For sale now
Frisco is mostly established resale neighborhoods with newer construction on its north side. The city puts its average taxable home value at about $608,520 for 2026–27, and Frisco ISD lists the median homestead at $489,671.
Most of Frisco was built in the last 25 years, so you’ll find a deep supply of resale homes with mature trees and finished amenities. These often give you the most house for the price.
Newer building is concentrated toward US-380 and the Fields area. Builder incentives, lot premiums and any MUD or PID matter a lot here, so I compare them line by line.
Frisco has larger estate-style homes on bigger lots in several areas. At this level, HOA rules, the exact tax stack and the school zoning deserve a close look before you offer.
If you want less yard and more lock-and-leave, smaller-lot homes near the city’s retail and entertainment centers are worth a look. I’ll check HOA dues and what they cover.
Be the first to know
I’ll send new listings, price drops and my Coming Soon homes in Frisco — with my honest notes on each one.
Know the lines
Frisco crosses two counties. The east side is in Collin County and the west side is in Denton County. That line changes your tax stack, your appraisal district and, in some areas, your school district. Most of Frisco is in Frisco ISD. But parts of the city are in Lewisville ISD, Little Elm ISD and Prosper ISD, and Prosper ISD’s Rock Hill High School sits inside Frisco city limits.
Two homes a mile apart can have different tax bills and different high schools. Before you choose a neighborhood, I confirm the county, the school district, the assigned campuses and any MUD or PID for the exact address.
What I check on every Frisco address
What’s being built
Fields is the 2,545-acre development that is reshaping north Frisco. It is home to PGA Frisco, which includes the PGA of America headquarters and the Omni PGA Frisco Resort. It is also home to Universal Kids Resort, which opened July 1, 2026, after preview days that began June 24.
For buyers, Fields means new homes and new jobs within a few minutes of each other. It also means more traffic and construction around PGA Parkway and the Tollway for years to come. If you’re looking in north Frisco, I’ll show you what’s built, what’s planned and what’s still a field.
| Part of Fields | What it is | Status |
|---|---|---|
| PGA Frisco | PGA of America HQ and Omni PGA Frisco Resort | Open |
| Universal Kids Resort | 32 acres, seven themed lands, 300-room hotel | Opened July 1, 2026 |
| Fields West | Commercial district with Class A office space | Leasing now |
| The Preserve, Brookside North & South, East Village | Residential sections | Ask me about current availability |
| North Fields, University Village | Future commercial and residential districts | Coming soon |
Status as listed by the Fields developer and public reports, August–October 2026.
Where to live
Frisco’s neighborhoods differ mostly by age, by side of town and by school district.
Master-planned · North Frisco
A 2,545-acre development with PGA Frisco and Universal Kids Resort at its center. Its residential sections include The Preserve, Brookside North & South and East Village, with University Village to come.
Ask me for the district by address
Central · Entertainment district
Neighborhoods around The Star and the Ford Center put you close to restaurants, offices and the Tollway. Expect more traffic on event nights, and check how close a home is to the venues.
Central · In town
Homes around Frisco Square put you near the city’s town-center district and its Cinemark theater, which opened in 2010, with quick access to the Tollway. Housing ages and styles vary block by block.
South Frisco · Established
South Frisco near Stonebriar Centre, the region’s 165-store mall, and the Sam Rayburn Tollway gives you the quickest drives to Plano, Legacy West and DFW Airport.
Newer construction · Growth area
Frisco’s newer neighborhoods are mostly toward US-380 and the Prosper line. Some addresses here are in Prosper ISD, including the area served by Rock Hill High School.
Frisco ISD or Prosper ISD
Denton County · Varied districts
West Frisco is in Denton County, and parts are zoned to Lewisville ISD or Little Elm ISD instead of Frisco ISD. The tax stack differs from the Collin County side, so I quote each home.
Frisco, Lewisville or Little Elm ISD
Subdivision names are a starting point. Lot sizes, HOA rules and school zoning vary street by street — I’ll confirm all of it for any home you’re considering.
Cost of living
Frisco ISD’s rate is one of the lowest among the area’s school districts, and that keeps Frisco property taxes moderate for the region. For tax year 2026, the City of Frisco kept its rate at $0.425517 per $100 for a third straight year. Frisco ISD kept its rate at $1.0194. Add Collin County and Collin College, and a Collin County address inside city limits comes to about $1.68 per $100 before exemptions.
The city expects the average city tax bill to be about $2,589 this year, roughly $8 a month more than last year, because values are higher. Frisco ISD says the median-valued homestead will pay about $141 more in school taxes for the same reason. Addresses on the Denton County side, and in Lewisville, Little Elm or Prosper ISD, use a different stack.
Schools
Frisco ISD serves most of the city, with about 62,700 students in 2025–26 and 12 high schools. It earned an A from the Texas Education Agency in the 2026 ratings, with a score of 91, its fifth straight A. Every campus earned an A or B except Staley Middle School, which closed this summer.
Frisco ISD is a mature district. Enrollment has fallen since its 2022–23 peak, and the district now admits transfer students through its Access Frisco program. Voters turned down a $1.08 billion bond in November 2024, and the district is now planning a smaller bond focused on repairs, possibly for May 2027. Parts of Frisco are in Lewisville, Little Elm and Prosper ISDs, so always confirm the district for an address.
Getting around
Frisco is built around the Dallas North Tollway and the Sam Rayburn Tollway (SH-121), with Preston Road and US-380 as the main toll-free routes.
Legacy West, Plano
9 min≈ 6 mi
via Dallas North Tollway S
Downtown McKinney
25 min≈ 17 mi
via SH-121 / US-380 E
Downtown Dallas
35 min≈ 27 mi
via Dallas North Tollway S
Dallas Love Field
35 min≈ 25 mi
via Dallas North Tollway S
DFW Airport
35 min≈ 26 mi
via SH-121 S
McKinney National Airport
30 min≈ 19 mi
via SH-121 / US-380 E
Van Alstyne
45 min≈ 32 mi
north via US-75
Downtown Sherman
55 min≈ 40 mi
north via US-75
Typical drive times without heavy traffic. Rush hour on US-75 and the Tollway can add 15–30 minutes.
Local favorites
Frisco has more big-ticket things to do than almost any suburb in Texas, and most of them are within a few minutes of each other.
The Dallas Cowboys’ world headquarters opened in 2016. The 12,000-seat Ford Center hosts Cowboys practices, Frisco ISD games and events, with dining and shops around it.
Opened July 1, 2026, at Fields: 32 acres and seven themed lands based on Shrek, Trolls, SpongeBob, Despicable Me and more, plus an on-site hotel.
The PGA of America’s headquarters campus, with the Omni PGA Frisco Resort. It’s the centerpiece of the Fields development in north Frisco.
The 20,500-seat home of FC Dallas, which also hosts the FCS college football championship and the Frisco Bowl. The National Soccer Hall of Fame is in the same building.
Home of the Frisco RoughRiders, the Texas Rangers’ Double-A team, since 2003. It’s an easy summer night out in a 10,316-seat ballpark.
Home of the Texas Legends (NBA G League) and the Frisco Fighters, and the Dallas Stars’ practice rink.
In 2023 the library moved into a converted warehouse, and it’s now the sixth-largest public library in Texas. It’s worth a visit even if you don’t need a book.
A 165-store regional mall at the south end of Frisco, near the Sam Rayburn Tollway. Frisco also has an IKEA.
Frisco’s mixed-use town-center district, with a Cinemark theater that opened in 2010. It’s an easy stop for dinner and a movie close to the Tollway.
Before you move
Frisco is easy to move to, but a few details change with the address. Here’s what I go over with every client before closing.
FAQ
Quick answers to the questions I hear most from people moving to Frisco.
For buyers who want sports, entertainment, corporate jobs and an A-rated school district close to home, Frisco is hard to beat. The trade-off is price: homes cost more than in towns to the north, and event traffic is real. I help clients compare Frisco side by side with Prosper, Celina and McKinney before they decide.
For tax year 2026, a Collin County address inside Frisco city limits pays about $1.68 per $100 of value before exemptions: City of Frisco $0.425517, Frisco ISD $1.0194, Collin County $0.151414 and Collin College $0.08122. The Denton County side and other school districts have different stacks, and MUD or PID homes pay more.
Most of Frisco is in Frisco ISD, which earned an A with a score of 91 in the 2026 TEA ratings. Parts of the city are in Lewisville ISD, Little Elm ISD and Prosper ISD, whose Rock Hill High School is inside Frisco. I always confirm the district and assigned campuses for a specific address.
Downtown Dallas is about 27 miles from Frisco, roughly 34 minutes without traffic via the Dallas North Tollway. Love Field is about the same, DFW Airport is about 37 minutes via SH-121, and Legacy West in Plano is under 10 minutes. Rush hour on the Tollway can easily add 15 to 30 minutes.
East Frisco is in Collin County and west Frisco is in Denton County. That changes your appraisal district and tax stack. Some west-side neighborhoods are in Lewisville or Little Elm ISD instead of Frisco ISD. North Frisco has the newest construction and the Fields development, and south Frisco is closest to Stonebriar Centre and SH-121.
Some Frisco neighborhoods, mostly newer ones, carry MUD or PID assessments on top of the regular rates. Many established neighborhoods inside the city do not. Because it changes by subdivision, I pull the actual tax bill for every home we consider so you can compare true monthly costs.
Yes, but more slowly. The Census Bureau estimates 236,955 residents in 2025, up from 200,509 in 2020, and the city projects about 330,000 at build-out. Growth is now driven by destinations like Fields, PGA Frisco and Universal Kids Resort, which opened in July 2026, more than by new subdivisions.
Frisco is known as a sports and entertainment city: the Dallas Cowboys at The Star, FC Dallas at Toyota Stadium, the RoughRiders, the PGA of America and now Universal Kids Resort. It began as a 1902 railroad stop and was named for the St. Louis–San Francisco Railway, nicknamed “the Frisco.”
Compare nearby towns
Collin CountyProsperNext door to the north; newer homes, Prosper ISD and a higher combined tax rate.Read the Prosper guide 
Collin CountyCelinaNorth past Prosper on the Tollway corridor; the fastest-growing U.S. city in 2025.Read the Celina guide 
Collin CountyMcKinneyAbout 25 minutes east, with a historic downtown square and established neighborhoods.Read the McKinney guide 
Grayson CountyVan AlstyneMy home base, about 45 minutes north, with small-town lots and acreage.Read the Van Alstyne guide Facts on this page were checked against public sources in October 2026. Tax rates, school ratings and road plans change — confirm anything important for your decision.
Ready when you are
I’ll show you around — the neighborhoods, the schools and the places locals love — and put together homes in Frisco that fit your budget.