Collin & Denton County
I live here, so I know what the listing doesn't say.
Which boundaries are under review, which subdivisions carry assessments on top of the tax rate, and what a builder will actually concede on a house that has sat ninety days. Send me an address and I'll price that house, not a generic payment.
Before the city
Three things that decide your payment here
Rate gets the attention. In this corridor, these matter more — and none of them appear on the listing.
The ISD decides the price
School zoning drives price per square foot here more than square footage does. In the fast-growing districts the boundaries genuinely move — Frisco and Prosper have both redrawn in recent years. Confirm the zoning for the specific address, not the subdivision.
MUD and PID are the hidden number
Newer subdivisions carry a municipal utility or public improvement district assessment on top of the base rate, sometimes pushing the total past 2.9%. Two houses at the same price can differ by several hundred dollars a month because of it.
Builder incentives beat rate shopping
On new construction the concession is frequently worth more than a quarter-point of rate — but it has to be negotiated before you sign, and builders steer you to their own lender precisely to avoid that conversation.
City by city
Seven markets, honestly described
Frisco
Collin & Denton County
Frisco ISD
The centre of gravity for North Dallas tech families. Frisco ISD ratings drive most of the search, and inventory moves fast in the $500k–$900k band.
More on financing in FriscoPlano
Collin County
Plano ISD
Established neighbourhoods, mature trees, and shorter commutes to the Legacy corridor. More resale than new build, which changes the negotiation entirely.
Prosper
Collin & Denton County
Prosper ISD
Larger lots and newer construction. Builder incentives here are often worth more than a quarter-point of rate — if you know to ask before you sign.
More on financing in ProsperCelina
Collin County
Celina & Prosper ISD
Where I live. Fastest-growing city in the country by percentage, which means new inventory, motivated builders, and MUD/PID taxes you need to model properly.
More on financing in CelinaMcKinney
Collin County
McKinney ISD
Better value per square foot than Frisco, with the Outer Loop now connecting it west. Often the answer when the Frisco budget does not stretch.
Allen
Collin County
Allen ISD
A single, highly-rated ISD across the whole city, which removes the boundary anxiety that dominates Frisco and Prosper searches.
Little Elm
Denton County
Little Elm & Frisco ISD
Lakeside, and one of the few places in the corridor where a first home under $450k is still realistic.
Licensed across all of Texas — this corridor is simply where I know the ground well enough to be genuinely useful. Buying elsewhere in the state? Tell me where and I'll say honestly whether I can add anything local.
Run it yourself
Price a specific address
Send me an address.
I'll come back with the real payment for that house — its tax rate, its MUD or PID, its HOA — rather than an estimate built on averages.