Phillips Creek Ranch
Master-plannedAbout 950 acres and roughly 3,700 homes in west Frisco, with more than 100 acres of green space, lakes, 18-plus miles of trails, a clubhouse, two pools and a splash pad.
Homes near Phillips Creek Ranch
2026 Frisco community guide · Collin & Denton Counties
Living in Frisco, TX
Sports City USA: The Star, PGA Frisco and Universal Kids Resort, strong local jobs, and neighborhoods from 55-plus golf communities to guard-gated estates.
By Shayla Eadler, Broker & Owner (TREC #747934) · Updated
- Population
- 236,955Census estimate, July 2025
- Counties
- Collin & Denton
- Main school district
- Frisco ISD12 high schools
- Median home value
- $735,300Census ACS 2024
- Est. total tax rate
- ≈1.63–1.68%City + Frisco ISD, before exemptions
- To downtown Dallas
- 27 miAbout 30 min off-peak
For sale now
Homes for sale in Frisco, TX
Frisco has one of the deepest inventories in North Texas, from townhomes near the Tollway to custom estates in the north. Start with the latest listings or a popular search.
$499,900
$238
Active
5013 Promise Land Drive
Frisco, TX 75035
3
Beds,
3
Baths,
2,103
square feet,
Welcome to 5013 Promise Land Drive, a beautifully renovated, move-in-ready home nestled in the charming Plantation Resort neighborhood in the heart of Frisco! With three spacious bedrooms plus a bright, inviting study overlooking the backyard, there's plenty of flexibility for working from home or creating your own personal retreat. Fresh, bright, and thoughtfully updated, this single-story home offers the perfect combination of style, comfort, and functionality. Step inside to discover gorgeous luxury vinyl plank flooring, beautiful quartz countertops, updated finishes, and an abundance of natural light throughout. Two generous living areas and two dining spaces provide endless possibilities for entertaining, gathering with friends, or simply enjoying everyday life. The fresh, clean aesthetic makes this home feel welcoming from the moment you walk through the door. Located in the established Plantation Resort community, you'll love the mature trees, inviting neighborhood atmosphere, and convenient access to nearby parks, golf, shopping, and dining. Enjoy an incredible Frisco location just minutes from Highway 121, Preston Road, and all the shopping, restaurants, and entertainment that make Frisco such a desirable place to call home. Zoned to Frisco ISD, this home truly offers the best of location, lifestyle, and move-in-ready living. Beautifully updated and ready for its next chapter—come fall in love!
Residential
MLS# 21413358
Keller Williams Realty DPR
$525,000
$240
Active
11820 Duxbury Drive
Frisco, TX 75035
4
Beds,
2
Baths,
2,189
square feet,
Located in the highly desirable Parkside Estates community and zoned to acclaimed Frisco ISD, this well-maintained single-story home offers an exceptional opportunity for investors seeking strong rental demand and long-term appreciation in one of North Texas’ fastest-growing markets. Situated on a premium corner lot, this newly remodeled 4-bedroom, 2-bath residence features approximately 2, 189 square feet with a functional open-concept layout designed for today’s tenants and homeowners alike.
The spacious living area flows seamlessly into the kitchen and dining spaces, creating an ideal setup for entertaining and everyday living. Features include an island kitchen, ample cabinet storage, split-bedroom floorplan, rear-entry garage, and a versatile fourth bedroom perfect for a home office or flex space. The oversized primary suite offers dual vanities, garden tub, separate shower, and private backyard views.
Positioned just minutes from SH-121, major employment corridors, shopping, dining, and retail, this property benefits from excellent accessibility and continued area growth.
Residential
MLS# 21267483
DHS Realty
$459,999
$261
Active
7293 Bluff Top Road
Frisco, TX 75035
3
Beds,
2
Baths,
1,761
square feet,
Welcome to 7293 Bluff Top Road in Frisco! This inviting home features a bright, open living space with soaring ceilings, abundant natural light, and a beautiful blend of warm wood tones and neutral finishes. The spacious living room offers a comfortable setting for relaxing or entertaining, with a cozy fireplace and large windows that bring the outdoors in. The open-concept kitchen features rich wood cabinetry, generous counter space, and a convenient breakfast bar that flows seamlessly into the dining area. The dining space is surrounded by windows, creating a light and airy atmosphere for everyday meals and gatherings. Thoughtfully arranged living areas, elegant architectural details, and a welcoming neutral palette create a home that feels both stylish and comfortable. A wonderful opportunity to enjoy the charm and convenience of Frisco living!
Residential
MLS# 21422706
Keller Williams Realty DPR
$1.049m
$331
Active
13352 Kettle Camp Road
Frisco, TX 75035
4
Beds,
5
Baths,
3,173
square feet,
A true single-story in Richwoods, Frisco's guard-gated community, built by JR Landon Executive Homes. 3, 173 square feet on one level with a resort style backyard with a salt water pool added in 2022.
Fourteen-foot beamed and tray ceilings set the scale. Four bedrooms, each a private suite with its own full bath and walk-in closet. The primary offers dual vanities, jetted soaking tub, separate shower, and two walk-in closets. Dedicated study, media room, powder bath, and a three-car garage with the third bay finished as a private gym.
The 25-foot kitchen anchors the home: large island, gas cooktop with vented hood, built-in oven, and walk-in pantry, opening to a 21-foot family room with fireplace. A butler's pantry with wet bar connects to the formal dining room. Separate casual dining overlooks the covered patio. Laundry room with built-in cabinetry, plumbed for a sink. Three-zone surround audio in living, media, and patio. Six-camera ADT security system conveys.
Outside, a 31-foot custom saltwater pool with heated integrated spa, tanning ledge, three bubblers, four deck jets, and color LED lighting — app-controlled via iAquaLink. Travertine coping and paver decking, outdoor kitchen with built-in grill, gas and water, and over 1, 400 square feet of artificial turf.
Guard-gated community with resort pool, clubhouse, fitness center, and trails. Highly rated Frisco ISD schools.
Offered below the Collin County market value of $1, 202, 092.
Residential
MLS# 21426454
REKonnection, LLC
$1.85m
$293
Active
1634 Torrey Pines Lane
Frisco, TX 75034
5
Beds,
6
Baths,
6,323
square feet,
The best location in Stonebriar! This stunning home features 5 bedrooms, 4 full baths, and 3 half baths, along with 3 beautiful fireplaces.
From the moment you enter, you’ll notice the elegant marble flooring throughout the entry and hallways, complemented by a grand high-ceiling entrance with a fireplace and Italian-inspired design.
The private office showcases rich wood finishes and connects to a walk-in closet. The spacious primary suite features an arched seating area with easy access to a luxurious bathroom, complete with separate sinks and an oversized standing shower with marble finishes.
The gourmet kitchen is equipped with double ovens and a built-in Viking refrigerator and stove, opening to a family room with soaring ceilings and custom cedar wood accents.
A beautifully designed iron staircase with marble steps leads upstairs, where you’ll find:
• Bedroom 1 with a private full bath and walk-in closet
• Bedrooms 2 & 3 connected by a Jack-and-Jill bathroom, each with walk-in closets
The upstairs also features nail-down hardwood floors throughout the hallway and game room. The game room boasts a cedar wood ceiling, a built-in bar, and elegant finishes. The media room includes custom carpeting and surround sound for the perfect entertainment experience. A conveniently located half bath serves both spaces.
Step outside to enjoy a beautifully designed swimming pool and professionally landscaped yard—perfect for relaxing or entertaining.
This home is a true blend of luxury, comfort, and timeless design.
Residential
MLS# 21426469
Keller Williams Realty DPR
$250,000
$139
Active
11001 Columbia Drive
Frisco, TX 75035
3
Beds,
3
Baths,
1,793
square feet,
Mold damage from plumbing leak. The leak has been repaired. As-is. Great floor plan and large backyard. Fabulous HOA amenities.
Residential
MLS# 21369317
Dealmaker Realty
Jump to a section
01Overview
Is Frisco, Texas a good place to live?
Frisco is one of the most complete suburbs in the country: Frisco ISD’s 12 high schools, pro sports and PGA Frisco, Universal Kids Resort, and major employers like T-Mobile and Keurig Dr Pepper within city limits. Its city tax rate has been flat for nine years and the homestead exemption is the state maximum, so total rates (about 1.63–1.68%) are lower than in many neighbors. The trade-offs are price, with a median home value near $735,000, and traffic on the Tollway and SH-121.
Frisco grew up around a 1902 stop on the St. Louis–San Francisco “Frisco” Railway, along the old Shawnee Trail that became Preston Road. It incorporated in 1908 and was the fastest-growing city in America through much of the 2000s.
Today it is home to about 237,000 people (July 2025 Census estimate), with a projected buildout of about 330,000. It is also headquarters to the Dallas Cowboys at The Star, the PGA of America and the Dallas Stars, and since July 2026, Universal Kids Resort.
Housing is wide-ranging: about 62,000 single-family homes plus townhomes and apartments, from Frisco Lakes’ 55-plus single-story homes to guard-gated Starwood and the custom estates of The Preserve at Fields. The city says no trip within Frisco should take more than about 15 to 20 minutes.
Local tip from Shayla
Frisco straddles two counties, and your tax bill depends on which side you’re on. Denton County homes in west Frisco carry a slightly lower total rate than Collin County homes, so compare the actual tax certificates, not just the city name.
What locals love about Frisco
- The Star, Toyota Stadium, Riders Field and the Dallas Stars’ practice home
- PGA Frisco, host of the 2027 PGA Championship
- Universal Kids Resort, opened July 2026
- Christmas in the Square at Frisco Square
- The Frisco Public Library, one of the largest in Texas
02Honest take
Pros and cons of living in Frisco
What we tell our own clients before they make a move.
Pros
- EntertainmentPro sports, The Star, PGA Frisco, Universal Kids Resort and Stonebriar Centre.
- Frisco ISDTwelve high schools; enrollment has eased since 2022–23, so campuses are less crowded.
- Lower taxes than neighborsA city rate flat for nine years, a 20% homestead exemption and few PIDs or MUDs.
- Jobs close to homeT-Mobile, Keurig Dr Pepper, TIAA and more, with an average commute of about 27 minutes.
- Every kind of homeFrom 55-plus single-story homes and townhomes to $3.5M+ custom estates.
Cons
- PriceA median home value near $735,000, and median owner costs around $3,500 a month.
- Traffic & tollsThe Tollway, SH-121 and Preston are congested, and tolls add up. Events add traffic in north Frisco.
- Rising utility billsFY2026–27 water rates rose about 9%, largely from regional water costs.
- DensityApartments and mixed-use projects keep growing, so parts of the city feel less small-town.
- Boundary changesDeclining Frisco ISD enrollment can bring attendance-zone changes or repurposed campuses.
03Where to live
Best neighborhoods in Frisco
Frisco has dozens of neighborhoods. These are the names our buyers ask about most, from family master plans to gated and 55-plus communities.
Starwood
Guard-gatedA 24/7 guard-gated community of large custom homes (about 4,000–6,000 sq ft) near The Star and Legacy, with a fitness center, pool, tennis and trail.
Homes near StarwoodNewman Village
Traditional townTraditional and European-style homes around a town square, a 2.5-acre Italian garden, fountains, pools and pickleball, including a luxury townhome section.
Homes near Newman VillageRichwoods
GatedA gated central-Frisco community of mostly two-story brick and stone homes built from 2012 to 2018, with an amenity center and trails.
Homes near RichwoodsHollyhock
Master-plannedNorth Frisco near PGA Frisco and Universal Kids Resort, with a pool, splash pad, fitness center and trails; front-yard maintenance is included in the HOA.
Homes near HollyhockFields
Luxury & mixed-useA 2,545-acre master plan around PGA Frisco, including The Preserve, a gated enclave of 233 custom homes on 267 acres. The Fields West urban village opens in 2027.
Homes near FieldsFrisco Lakes by Del Webb
55-plusAbout 3,000 single-family homes near Lewisville Lake with an 18-hole golf course, three amenity centers, pools and pickleball. Not gated.
Homes near Frisco Lakes by Del WebbEdgestone at Legacy
Master-plannedSouth Frisco near Legacy West and PGA Parkway, with two pools, a clubhouse, a fitness center and trails.
Homes near Edgestone at Legacy04Market
Frisco real estate market
The Census Bureau’s 2024 survey puts Frisco’s median owner-occupied home value at $735,300, and the city’s January 2026 average assessed home value was about $736,000. Frisco has about 93,000 housing units, roughly two-thirds of them single-family homes.
With so many neighborhoods and price points, the Frisco market behaves like several markets at once. Townhomes and older homes near SH-121 move differently from new luxury homes in north Frisco, so we price and shop by neighborhood rather than by city averages.
Frisco homes today: live MLS numbers
971
Homes For Sale
$698,500
Median List Price
83
Average Days on Site
$649,450
Median Sold Price
262
Homes Sold
Live from the NTREIS MLS for homes in Frisco (houses, townhomes and condos). Sold figures cover the last 60 days.
Monthly Frisco market report with trends Compare Frisco with nearby towns
Types of homes you’ll find
- Master-planned homesPhillips Creek Ranch, Hollyhock and Edgestone at Legacy.
- Gated & luxuryStarwood, Richwoods and The Preserve at Fields.
- TownhomesNewman Village and pockets near the Tollway and SH-121.
- 55-plusFrisco Lakes by Del Webb, with golf and three amenity centers.
Thinking of selling in Frisco?
Get a free, local Comparative Market Analysis — not an automated guess.
05Budget
Cost of living & property taxes in Frisco
Frisco held its city rate at $0.425517 per $100 for FY2026–27, the ninth straight year without an increase, and raised its homestead exemption to the state-maximum 20% starting in 2026. Frisco ISD’s rate is $1.0194. With Collin County and Collin College, Collin-side homes total about $1.68 per $100 before exemptions; Denton-side homes are a little lower.
PIDs are rare in Frisco (the city is closing its only two, in Panther Creek), and no MUDs were identified inside city limits.
| Taxing unit | Rate per $100 of value |
|---|---|
| City of Frisco (FY2026–27) | $0.425517 |
| Frisco ISD (2026) | $1.019400 |
| Collin County (2026) | $0.151414 |
| Collin College | $0.081220 |
| Typical total (Collin side) | ≈ $1.68 |
At about 1.68% before exemptions, a $735,000 home would owe roughly $12,300 a year, less after the homestead exemptions.
Ask about MUDs & PIDs
Parts of Frisco are zoned to Lewisville, Little Elm or Prosper ISD, each with its own tax rate. We confirm the district and total rate for every address before you write an offer.
Utilities
| Service | Provider |
|---|---|
| Water, sewer & trash | City of Frisco (North Texas Municipal Water District supply) |
| Electricity | Mostly Oncor area with retail choice; parts of west Frisco are CoServ co-op |
| Natural gas | Atmos Energy or CoServ Gas, by area |
Tax rates are the adopted 2026 rates and change every year. Verify any address with the Collin Central Appraisal District (or Denton CAD for west Frisco) before you buy. Estimate your payment →
06Education
Schools in Frisco
Frisco ISD serves most of the city, with 77 schools and about 62,700 students in 2025–26, including 12 high schools. Enrollment has eased since its 2022–23 peak, and the district adopted a balanced $751.9 million budget for 2026–27. Parts of Frisco are zoned to Lewisville, Little Elm or Prosper ISD.
| School district | What to know |
|---|---|
| Frisco ISD | Most of the city; 12 high schools; about 62,700 students. |
| Prosper ISD | North-central pockets; Rock Hill High sits inside Frisco city limits. |
| Lewisville & Little Elm ISDs | Western edges of the city. Confirm by address. |
High schools
FriscoCentennialLibertyWakelandHeritageLone StarIndependenceReedyLebanon TrailMemorialEmersonPanther Creek
Colleges nearby
- Collin College (Frisco campus)
- University of Dallas (relocated to Frisco)
- UT Arlington and UNT graduate programs in Frisco
Always verify zoning
School boundaries change as districts grow. We confirm the assigned campuses for every home before you make an offer.
07Location
Commute & getting around Frisco
The Dallas North Tollway, Sam Rayburn Tollway (SH-121), Preston Road (SH-289), US-380 and FM 423 all run through Frisco. The average commute is about 27 minutes. There is no DART rail, but DCTA’s GoZone on-demand service covers the whole city and connects to the Northwest Plano Park & Ride.
| Destination | Distance | Typical drive |
|---|---|---|
| Legacy West, Plano | ~5–10 mi | 10–20 min |
| DFW Airport | ~24 mi | About 30 min (longer at rush hour) |
| Downtown Dallas | 27 mi | About 30 min off-peak |
| McKinney | ~12–15 mi | 20–25 min |
Drive times are typical off-peak estimates. Allow more time at rush hour.
08Lifestyle
Things to do in Frisco
The Star
The Dallas Cowboys’ 91-acre headquarters campus with the Ford Center, dining and shops.
PGA Frisco
Two championship courses on 660 acres, hosting the PGA Championship in 2027 and 2034.
Universal Kids Resort
A theme park for young kids with seven themed lands and a 300-room hotel, open since July 2026.
Pro sports
FC Dallas at Toyota Stadium, the RoughRiders at Riders Field and the Dallas Stars’ practice home.
Museums
The National Videogame Museum and the Museum of the American Railroad.
Frisco Square
Christmas in the Square, Arts in the Square and Music in the Square throughout the year.
09Everyday life
Jobs, shopping & healthcare near Frisco
Frisco has one of the strongest local job bases in North Texas, with corporate offices along the Tollway and SH-121 and several pro-sports headquarters. Many residents work in Frisco or neighboring Plano.
What’s being built in Frisco
- Fields, a 2,545-acre development around PGA Frisco; Fields West opens in 2027
- Universal Kids Resort (opened July 2026)
- The 2027 PGA Championship at Fields Ranch East
- About $1.1 billion in city capital and utility projects across FY2026–27
Major employers nearby
- Frisco ISD and the City of Frisco
- T-Mobile
- Keurig Dr Pepper
- TIAA and Conifer Health
- Dallas Cowboys and PGA of America headquarters
Hospitals & healthcare
- Texas Health Frisco
- Baylor Scott & White–Centennial and Baylor Medical Center of Frisco
- Medical City Plano-Frisco area facilities
10Quick answers
Frisco, TX FAQ
Is Frisco, TX a good place to live?
Frisco (about 237,000 residents in 2025) offers Frisco ISD’s 12 high schools, major sports and entertainment venues, and strong local jobs. The trade-offs are high home prices and traffic.
What county is Frisco in?
Both Collin and Denton counties. Your total tax rate depends on which side your home is on.
What is the property tax rate in Frisco?
The city rate is $0.425517 per $100 (unchanged for nine years), and Frisco ISD is $1.0194. With the county and Collin College, the total is about 1.68% on the Collin side, before the city’s 20% homestead exemption.
How many high schools does Frisco ISD have?
Twelve, from Frisco High (1902) to Panther Creek (2022). Parts of Frisco are zoned to Lewisville, Little Elm or Prosper ISD.
Is Universal Kids Resort open?
Yes. It opened July 1, 2026, near the Dallas North Tollway and Panther Creek Parkway, with seven themed lands and a 300-room hotel aimed at young children.
How far is Frisco from Dallas and DFW Airport?
About 27 miles (around 30 minutes off-peak) to downtown Dallas and about 24 miles to DFW Airport. Rush hour can double those times.
What is the average home price in Frisco?
The median owner-occupied home value is $735,300 (Census ACS 2024), and the city’s January 2026 average assessed value is about $736,000.
Does Frisco have MUD or PID taxes?
Rarely. The only city PIDs are in Panther Creek, and the city is closing both. No MUDs were found inside city limits, but always check the specific tax bill.
Does Frisco have public transportation?
There is no DART rail. DCTA’s GoZone on-demand rideshare covers the city and links to the Northwest Plano Park & Ride.
Is Frisco, TX safe?
Crime statistics are published by the Frisco Police Department. We encourage every buyer to review the data for the specific area they are considering and to visit at different times of day. As agents, we share data sources rather than opinions about which neighborhoods are “safe.”
About this guide. Written by Shayla Eadler, Licensed Broker & Owner of Ten Twenty Realty (TREC #0747934), and reviewed October 2026. Facts come from public sources, including: U.S. Census Bureau (Vintage 2025), City of Frisco, Frisco ISD, Community Impact Frisco, Visit Frisco.
Your Frisco expert
Talk to Karli about Frisco
Karli works with buyers and sellers across all of DFW, and helps Frisco buyers compare neighborhoods, school zones and tax districts on both sides of the county line.
- Neighborhood and school-zone answers for specific addresses
- Early access to Coming Soon and off-market homes
- Builder, MUD/PID and tax-rate comparisons before you commit
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