Collin & Denton County · North Dallas Suburb
Living in Frisco, Texas
The complete family relocation guide, schools, neighborhoods, taxes, commutes, and everything else you need to decide.
Family Score = schools (35%) + safety (30%) + community (10%) + commute (15%) + market stability (10%), normalized 0–100 for readability · Affordability Score = price-to-income ratio + school quality per dollar + price vs. metro avg · Sub-scores on a 0–10 scale · Niche grades refreshed annually each fall
"When families ask me where in DFW they should land, Frisco comes up in almost every conversation, and for good reason. But the right answer isn't the same for every family. Let me show you what I show my clients."
Kristen Carpentier is a licensed Texas Realtor® and DFW family relocation specialist, brokered by eXp Realty. She's a mom of four and has helped hundreds of families, mostly relocating from California, New York, and Illinois, find their right suburb and the right school district before ever stepping foot in a home.
(602) 405-4115 · Kristen@whymovetodallas.com · TREC #760457
U.S. Census Bureau ACS 5-Year Estimates, 2023
Frisco, Texas: Full Suburb Tour
Before you visit, watch this. I walk you through the neighborhoods, schools, amenities, and the things most guides leave out.
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Where Is Frisco, Texas?
Frisco sits 30 miles north of Downtown Dallas and about 25 miles northeast of Fort Worth, straddling Collin County (east) and Denton County (west) along the Dallas North Tollway and SH-121 corridor. It borders Plano to the south, McKinney to the east, The Colony and Little Elm to the west, and Prosper and Celina to the north.
One of Frisco's biggest advantages is its position on the DNT/121 axis, the spine of North Texas corporate activity. You can reach the vast majority of DFW's major employment centers without touching an interstate. For families coming from California or New York, this is a revelation: a suburb where traffic is manageable and commutes are measured in minutes, not hours.
Commute Times from Central Frisco
Frisco ISD: Schools Deep Dive
For most families I work with, Frisco ISD is the deciding factor. It's earned its reputation, but there are nuances worth understanding before you buy.
77 Campuses
~43 elementary, 18 middle, 12 high schools, plus specialty centers. Smaller high school model keeps campuses from becoming anonymous mega-schools.
65,000+ Students
One of the largest ISDs in North Texas. Strong AP/dual-credit participation, IB programs, STEM academies, and competitive fine arts, meaningful pathways for every kind of student.
Zones Shift Annually
Rapid growth means FISD reviews attendance boundaries every year. Always verify your specific address at friscoisd.org before making an offer.
Top Campuses in Frisco ISD
| Campus | Level | GreatSchools |
|---|---|---|
| Reedy High School | 9–12 | 9/10 |
| Lebanon Trail High School | 9–12 | 8/10 |
| Independence High School | 9–12 | 8/10 |
| Fowler Middle School | 6–8 | 9/10 |
| CTE Center / STEM Academy | 9–12 | - |
Compare Frisco ISD vs. All 36 DFW Districts →
Niche Category Grades: Frisco ISD
Best Neighborhoods in Frisco for Families
Frisco's master-planned communities are part of what makes it exceptional for relocating families, amenities are built in, not bolted on. Here are the neighborhoods I recommend most often and why.
Search Current Frisco Listings →
Phillips Creek Ranch
One of Frisco's most popular master-planned communities, lakes, hike-and-bike trails, a resort-style clubhouse with pool, and playgrounds throughout. Zoned to strong FISD schools. Great entry point for families wanting full amenities without the luxury price tag of Starwood.
Starwood
Frisco's premier gated community, mature trees, a private park, guard-gated entry, and proximity to The Star. Attracts corporate executives and professional athletes. Homes are custom or semi-custom. Zoned to Frisco ISD with some of the most desirable feeder schools.
Newman Village
European-inspired architecture, community events calendar, private amenities including a fitness center and pool, and a strong HOA that maintains high standards. Popular with families who want the feel of a small, cohesive community within a large city.
Lone Star Ranch
Resort-style living with a lazy river, multiple pools, walking trails, playgrounds, and organized community events. One of Frisco's most active family communities. Great for families who want neighbors and community built into their weekends. HOA dues are higher but the amenities justify them.
Shaddock Creek & Park Place Estates
Established neighborhoods with larger lot sizes than newer Frisco developments, mature trees, and proximity to Frisco Square and great schools. More of a classic suburb feel, not master-planned with resort amenities, but well-located and spacious. Popular resale market.
The Fields
Frisco's most anticipated new master-planned development, adjacent to PGA Frisco and the Omni Hotel. Luxury new construction homes from top builders. Green spaces, planned retail, and future amenities make this a long-term investment in Frisco's next chapter. Great for buyers who want brand-new construction.
Not seeing what you're looking for? These are the neighborhoods I recommend most, but Frisco has dozens more. Tell me your must-haves and I'll match you to the right streets.
Cost of Living: Frisco vs. Where You're Coming From
Most of my clients come from California, New York, or Illinois. Here's the comparison they need before they decide.
| Category | San Francisco Bay Area | Frisco, TX |
|---|---|---|
| Median Home Price | ~$1.3M | ~$685K |
| State Income Tax | 9.3%+ (up to 13.3%) | $0, No state income tax |
| Property Tax Rate | ~1.1–1.2% (Prop 13 capped) | ~1.7–2.2% |
| Property Tax on $685K Home | ~$7,500–$8,200/yr | ~$11,600–$15,000/yr |
| Avg. Tax Burden | ~13–16% of income | ~8–10% of income |
| School Quality | Highly variable by zip | Frisco ISD A+ / A |
| Avg. Commute | 45–90+ min | 20–40 min to most employers |
Property Tax Breakdown: Frisco (Collin County)
| Taxing Entity | Rate per $100 | On $685K Home |
|---|---|---|
| Frisco ISD | ~$1.03 | ~$7,055/yr |
| City of Frisco | ~$0.45 | ~$3,082/yr |
| Collin County | ~$0.15 | ~$1,027/yr |
| Collin College | ~$0.08 | ~$548/yr |
| Base Total | ~$1.71 | ~$11,714/yr |
| + MUD/PID (if applicable) | +$0.25–$0.60 | +$1,700–$4,100/yr |
Rates are 2024 certified. Always confirm current rates and any special district assessments for a specific address. Source: Texas Comptroller.
Major Employers: Frisco & Nearby
Frisco itself has become a corporate destination, not just a bedroom community. Add the Plano/Legacy West corridor 15–20 minutes south, and you have one of the densest concentrations of corporate HQs in the country.
In Frisco
| Employer | Industry |
|---|---|
| T-Mobile North America | Telecom HQ |
| PGA of America | Sports / Hospitality |
| Dallas Cowboys / The Star | Sports / Entertainment |
| FC Dallas / Toyota Stadium | Sports |
| Baylor Scott & White Frisco | Healthcare |
| Texas Health Frisco | Healthcare |
| Children's Medical Center | Pediatric Healthcare |
| Hall Financial Group | Real Estate / Finance |
Plano / Legacy West (15–20 min)
| Employer | Industry |
|---|---|
| Toyota North America HQ | Automotive (9,000+ employees) |
| JPMorgan Chase | Financial Services (5,000+) |
| Liberty Mutual | Insurance (3,000+) |
| TIAA | Financial Services |
| Oracle | Technology |
| Ericsson | Technology / Telecom |
| Charles Schwab | Financial Services |
| Capital One | Financial Services |
What Life Actually Looks Like in Frisco
World-Class Sports
The Star (Cowboys HQ), Toyota Stadium (FC Dallas), Riders Field (RoughRiders baseball), and PGA Frisco. Youth programs tied to all four, your kids can train at the same facilities as pros.
49 Parks, 1,400+ Acres
Frisco's parks system is exceptional. Trails connect communities, splash pads are everywhere, and the Frisco Commons, Warren Sports Complex, and Arbor Hills Nature Preserve are all nearby.
Shopping & Dining
Stonebriar Centre, The Star entertainment district, RidgeWalk, and short drives to Legacy West in Plano and Grandscape in The Colony. A dining scene that's grown dramatically with the city.
Arts & Culture
Frisco Discovery Center (science museum), Sci-Tech Discovery Center, National Videogame Museum, and a growing arts calendar. Frisco ISD's fine arts programs are consistently award-winning.
Always Growing
Universal Kids Resort (targeted 2026), Hall Park 2.0, Fields West mixed-use, Frisco's entertainment and retail footprint keeps expanding. If you want a city that's building its future, this is it.
Easy to Connect
Master-planned communities host movie nights, seasonal events, and block parties. Frisco ISD PTAs are active. The pace of growth means many of your neighbors are also newcomers, it's a genuinely welcoming place to land.
Recreation, Walkability & City Amenities
Frisco is a car-dependent suburb, that's the honest starting point. If you're coming from a walkable city neighborhood, that's an adjustment worth understanding. What Frisco trades in walkability it more than makes up for in intentional family infrastructure: trails, parks, sports complexes, and public recreation built specifically for active families.
Walkability & Transportation Scores
Scores reflect the city's most walkable core and vary significantly by address. Source: Walk Score® 
Parks, Trails & Green Space
Frisco's parks system covers 1,400+ acres across 49+ parks, one of the city's genuine strengths. Master-planned communities connect directly into the trail network, so you can bike or walk to parks without loading the car.
Frisco Commons Park
The city's central gathering space, open lawn, amphitheater for outdoor events, playground, and splash pad. Hosts the annual Frisco Freedom Fest and seasonal community events. Walking distance from Frisco Square.
Cottonwood Creek Trail System
Frisco's primary multi-use trail corridor, connecting neighborhoods across the city. Popular with cyclists, joggers, and walkers. Connects into neighboring trail systems for longer rides.
Warren Sports Complex & Natatorium
One of the largest public sports complexes in North Texas, multiple athletic fields, a full public aquatic center (lap pool, leisure pool, waterslides), and year-round programming for all ages.
Arbor Hills Nature Preserve (Plano)
Just over the Frisco/Plano border, 200 acres of natural preserve with mountain biking trails, hiking, and off-leash dog areas. A genuine escape from the suburban grid and one of the most popular outdoor spots in all of North DFW.
PGA Frisco Golf Campus
Two championship courses (Prairies + Fields), a lighted par-3 short course, a putting course, and the PGA Works training facility. Open to the public, not just members. Unprecedented access to world-class golf for a suburb.
Dog Parks & Splash Pads
Frisco operates multiple off-leash dog parks (Frisco Dog Park, Manley Frisco Dog Park) and splash pads throughout the city, a staple of every master-planned community and several public parks.
City Recreation Centers & Facilities
| Facility | What's Inside |
|---|---|
| Frisco Athletic Center (FAC) | Indoor pool, fitness center, gym, racquetball, group classes |
| Wakeland Recreation Center | Fitness equipment, aerobics studio, multi-purpose courts |
| Frisco Public Library (2 branches) | Books, digital resources, maker space, programming |
| Frisco Discovery Center | Science museum, interactive exhibits, STEM programming |
| National Videogame Museum | Gaming history, playable exhibits, rotating collections |
| Dr Pepper Ballpark / Riders Field | Home of the Frisco RoughRiders (AA baseball, Rangers affiliate) |
Youth Sports & Organized Recreation
Frisco is legitimately called "Sports City USA", and that extends well beyond the pro venues. The city and its ISD support one of the deepest youth sports ecosystems in North Texas.
How Safe Is Frisco?
Frisco is one of the safest cities in the United States by any measure. WalletHub ranked it the #1 safest large U.S. city in 2024.
(U.S. avg: ~4.0)
(Texas avg: 22.4)
WalletHub 2024
Sources: Niche Crime & Safety · NeighborhoodScout · Frisco PD
Frisco Real Estate Market: What to Expect
In Frisco, the heart of the market is the typical band: 45% of homes sold in the past year landed between $400K and $700K, where a median of about $536K buys roughly 2,445 square feet. Entry-level homes do exist, around $367K for about 1,615 square feet, but they are a smaller share (8%). About 48% of sales were $700K or more, so move-up and luxury buyers have real selection. Price per square foot climbs from about $227 at the entry level to $316 at the top, which is what you are paying for in larger lots, newer builds, and higher finish levels.
Median Sale Price
$679K
12-month rolling avg · single-family
Average Sale Price
$815K
12-month rolling avg · single-family
Price per Sq Ft
$233
Median · 12-month rolling
Sale to Original List
95.6%
12-month rolling · share of original list price
Days on Market
38 days
Median · 12-month rolling
Months Supply
4.5 mo.
Balanced market · 12-month
Active Inventory
810
Current active supply · single-family
Closed Sales
2,199
12-month total · single-family
A few more numbers worth knowing if you are weighing an offer in Frisco. Over the trailing 12 months, single-family homes sold for a median of $679K and an average of $815K, which works out to about $233 per square foot. Homes here sold for roughly 95.6% of their original list price, which gives you a sense of how much room buyers have typically had to negotiate. As of the latest data, about 810 single-family homes were actively listed. These are NTREIS figures (the price metrics are 12-month rolling, inventory is current active supply), and your own price per square foot and negotiating room will vary by neighborhood, age of home, and finish level.
Source: NTREIS via 10K Research · All figures are 12-month rolling periods · Updated April 2026
Frisco has one of the strongest long-term value cases in DFW. Corporate relocations, infrastructure investment, and continued population growth support demand. New construction is abundant, but understanding builder contracts, incentive timing, and MUD/PID implications takes expertise. I've closed dozens of new construction deals in Frisco and know the builders and their negotiating windows.
New Homes in Frisco — 31 Active Communities
If new construction is on your radar, Frisco is one of the most active markets in DFW right now — 31 communities are currently listed across multiple builders and price tiers. That means real choice: entry-level production homes, mid-range family plans with room to grow, and semi-custom builds on larger lots are all in play. For a relocating family, a wide-open new construction market like this is both exciting and a little overwhelming. You'll want to know which builders have the strongest reputation for quality and follow-through (they're not all equal), which communities feed the schools on your shortlist, and which incentives are genuinely worth taking versus just noise. One thing many families don't realize: you can bring your own Realtor to any new construction purchase at no cost to you — the builder pays the commission. Having an experienced DFW relocation specialist in your corner (someone who isn't on the builder's payroll) can make a real difference when it comes to contract terms, upgrade negotiations, and closing incentives.
Active Builders in Frisco
Browse Communities
Showing 23 of 31 communities (data sample) — browse the portal for the full list.
| Community | Builder | Price Range | Beds | Sq Ft | Avail. | Promo |
|---|
Note: 7 of the sampled communities currently have active builder promotions or incentives — ask your agent to confirm before touring.
Builder inventory, pricing, and availability change frequently — the data above reflects a recent snapshot. Browse the live portal for current listings.
Pros & Cons of Living in Frisco
I won't sell you on Frisco. I'll give you the real picture so you can decide if it's right for your family.
✓ What Frisco Does Well
- A+-rated schools, FISD is one of the strongest districts in Texas with consistent academic outcomes and real program depth.
- Safety, Consistently among the safest large cities in the country.
- Master-planned community design, Amenities, trails, and family infrastructure built in, not added later.
- Job access, DNT/121 corridor puts you near more Fortune 500 HQs than almost any suburb in the country.
- Sports & family entertainment, The Star, PGA Frisco, youth programs tied to pro venues, unmatched anywhere in DFW.
- Long-term value, Corporate investment and infrastructure growth support appreciation.
- No state income tax, Meaningful savings, especially for high earners from CA, NY, or IL.
- What to Weigh Carefully
- Higher home prices, Frisco's desirability is priced in. Entry-level options are limited compared to McKinney or Allen.
- MUD/PID risk on new construction, Some communities carry special district fees that can add $2,000–$4,000/year to your tax bill indefinitely. Always ask before you buy.
- School rezoning, FISD adjusts attendance boundaries annually. Verify your zone by address, not just neighborhood name.
- Toll road dependence, DNT and SH-121 are both toll roads. Budget $100–$200/month for heavy commuters.
- Traffic during peak hours, Ongoing DNT widening and growth create periodic congestion pockets.
- No DART/light rail, Car-dependent. Not ideal if you're used to public transit.
- Fast-paced growth feel, If you want quiet and established, older suburbs like Plano or Coppell may suit better.
How Frisco Compares to Nearby Suburbs
Every family weighs the same factors differently. Here is how Frisco stacks up against nearby options on the metrics that matter most for relocating families.
Scores computed from Niche, NTREIS, WalkScore, and Census ACS · Updated 2026 · Compare all DFW suburbs →
Frisco, Texas: Frequently Asked Questions
Yes, Frisco consistently ranks among the best cities in the U.S. for families. A+-rated Frisco ISD schools, 49+ parks, violent crime under 1 per 1,000 residents, world-class sports venues, and master-planned communities designed around family life make it one of the most complete family packages in DFW.
Frisco ISD holds a TEA rating of "A" (90/100), a Niche overall grade of A+, and is rated "Above average" by GreatSchools. The district serves 65,000+ students across 77 campuses with a smaller high school model, meaning students at each campus have more access to sports, activities, and AP programs than at mega-campuses.
The base combined rate in Frisco (Collin County) is approximately $1.71 per $100 of assessed value, covering Frisco ISD (~$1.03), City of Frisco (~$0.45), Collin County (~$0.15), and Collin College (~$0.08). On a $685,000 home, that's roughly $11,700/year before any special assessments.
Important: Many new construction communities also carry MUD (Municipal Utility District) or PID (Public Improvement District) fees, adding $0.25–$0.60 per $100, an extra $1,700–$4,100/year that doesn't go away. Always verify for a specific address before buying.
For most families moving from California or New York, Frisco represents a significant net financial improvement, even with higher property tax rates. Texas has no state income tax (California's rate reaches 13.3% for high earners). Home prices are roughly half the Bay Area median. Commutes are shorter. Schools are publicly excellent without private school costs.
A family earning $250K/year saves roughly $20,000–$30,000 annually in income taxes alone by moving to Texas. That more than offsets the difference in property taxes for most households.
The neighborhoods I recommend most are Phillips Creek Ranch (master-planned, great value), Newman Village (upscale gated, strong community events), Starwood (luxury gated near The Star), Lone Star Ranch (resort-style amenities, active family community), Shaddock Creek (established, larger lots), and The Fields (new luxury construction near PGA Frisco). Each suits a different price point and lifestyle, I'll match you to the right one based on your priorities.
For many out-of-state families, renting for 6–12 months is smart, especially if you have school-age kids and want to make sure you're in the right zone before committing to a purchase. The cost is learning which neighborhoods actually fit your daily life. Frisco has an active luxury rental market. That said, if you're on a tight timeline (corporate relo, PCS orders), buying first can work well with the right guidance on zone verification.
Frisco has a violent crime rate of less than 1 per 1,000 residents, compared to the U.S. average of about 4 per 1,000. WalletHub ranked it the #1 safest large city in America in 2024. Property crime rates are also well below Texas and national averages. It's one of the reasons families keep choosing Frisco over closer-in Dallas neighborhoods.
No meaningful public transit. Frisco is not a DART member city. You will need a car (or two) to live here. Rideshare (Uber/Lyft) is readily available and the DNT/121 make driving straightforward, but it's not a transit-friendly suburb and there are no current plans for light rail expansion to Frisco.
Frisco's largest employers include T-Mobile North America HQ, PGA of America, Dallas Cowboys/The Star, FC Dallas, and Baylor Scott & White Medical Center. A 15–20 minute drive south reaches the Legacy West/Plano employment corridor: Toyota North America HQ (9,000+ employees), JPMorgan Chase, Liberty Mutual, TIAA, Oracle, Ericsson, and Charles Schwab. One of the strongest corporate clusters in the Sun Belt.
Traffic is manageable by major metro standards, nothing like the Bay Area or I-95 corridor. The DNT heading south toward Legacy/Plano can back up during morning rush (7:30–8:30am), and SH-380 through Frisco has congestion during peak hours. DNT widening is ongoing. Most of my clients are pleasantly surprised by how manageable daily driving is compared to where they came from. Budget for $100–$180/month in toll costs if you commute frequently on the DNT.
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Most families I work with come from out of state and need a partner who understands their timeline, their school priorities, and how DFW works, not just how to open lockboxes. Before we look at a single listing, we talk about what matters most to your family. No pressure, no sales pitch.
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TREC Consumer Protection Notice · TREC Information About Broker Services
Information on this page is provided for educational purposes and is believed to be accurate as of May 2026. School district ratings, property tax rates, crime statistics, home prices, employer information, and community details change over time. Always verify ISD zoning by specific property address before making real estate decisions. Tax rates: Texas Comptroller 2024. TEA ratings: txschools.gov. Niche grades: niche.com. GreatSchools: greatschools.org.
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