By mosaicredallas – Dallas Neighborhoods
Janelle Rawlston – Dallas and North Dallas Suburbs | MBA · Certified Senior Advisor · Relocation | Founder – Mosaic RE Group|

What the 2026 Price Shift Means for Buyers Choosing Between the Three

Here’s the honest, current answer: all three of these North Dallas suburbs got a little cheaper over the past year, not more expensive. Plano’s average home price sits around $525,000, down about 1% year over year. Frisco’s median sale price is $687,589, down 1.5% year over year as of May 2026. McKinney has pulled back the most of the three, with a median price near $505,000, down 3.4% year over year, and homes now taking about 44 days to sell instead of last year’s 39. If you’ve been holding off because you assumed North Dallas only gets more expensive, that’s genuinely not the market you’d be buying into right now.

So is it the same story across all three cities? Not quite — and that’s really the more useful question here.

The 2026 Snapshot

City	Price (2026)	Year-Over-Year Change
Plano	~$525,000	-0.9%
Frisco	$687,589	-1.5%
McKinney	~$505,000	-3.4%

Source: Redfin, most recent reporting period available per city as of mid-2026. Frisco’s figure is independently supported by a similar year-over-year decline in Zillow’s home value estimate for the city, down 2.7% over the past year.

Frisco is still the most expensive of the three by a wide margin, but it’s also the smallest mover on a percentage basis. McKinney is where the pullback shows up most on the ground, with homes sitting nearly a week longer than they did a year ago. Plano sits in between — a smaller dip than McKinney, on a market that’s largely built out with limited room for new subdivisions, so most of what’s for sale there is resale housing rather than new construction.

Why Frisco Still Commands the Premium

The price gap isn’t only about newer floor plans. Frisco is home to the Dallas Cowboys’ headquarters at The Star, the PGA of America’s national headquarters at PGA Frisco, and Keurig Dr Pepper’s Texas headquarters, alongside large regional offices from companies like T-Mobile and Oracle. Public Storage relocated its corporate headquarters from California to Frisco, and companies including McAfee, TIAA, and Toshiba Global Commerce Solutions have moved or expanded in the city as well.

Frisco ISD has earned an A rating from the Texas Education Agency for three consecutive years and is the largest A-rated district in the state, serving more than 62,000 students across 77 schools — a combination that keeps families willing to pay up even in a softer market. The city was still only about 87% built out as of early 2026, so there’s real runway left for growth.

We recently covered new retail investment breaking ground near Bacchus Park in Frisco, one more sign the city’s momentum hasn’t stalled just because prices have softened a little.

Where Plano and McKinney Fit In

Plano’s population has grown only about 3% since 2020, reflecting a city that’s largely built out, which is part of why its market leans so heavily on resale homes. It’s home to major employers in its own right, including Toyota North America and Frito-Lay. We recently looked at how AT&T’s new Legacy District campus in West Plano is expected to support values in the surrounding neighborhoods.

McKinney, by contrast, has grown more than 23% since 2020 — the fastest of the three — and still has an active pipeline of new construction in master-planned communities like Stonebridge Ranch and Craig Ranch, alongside a historic town square dating back to the 1800s. That combination of new supply and softer year-over-year pricing is exactly why McKinney currently offers buyers the most room to negotiate.

What This Means for You

If you’ve been waiting for a better window to buy in Frisco or McKinney without giving up on Plano’s stability, this is close to it. Slower markets and longer days on market generally mean more negotiating leverage and a little more breathing room during inspections. The tradeoff is the same one it’s always been — newer construction and top-rated schools in Frisco, a smaller, steadier resale market in Plano, or the most room to negotiate and the fastest population growth in McKinney.

We’re fielding a version of this question from clients often right now: is this the right time to buy in North Dallas, or should you wait it out? The honest answer depends less on the headlines and more on your specific budget, timeline, and which of these three markets actually fits how you want to live.

Are Home Prices Actually Dropping in North Dallas Right Now?

Yes. As of mid-2026, Plano, Frisco, and McKinney are all down year over year, per Redfin. McKinney has seen the steepest drop and the longest time on market; Frisco has held its value best on a percentage basis.

Which Suburb Has the Strongest School Ratings?

Frisco ISD has earned an A rating from the Texas Education Agency for three straight years and is the largest A-rated district in the state. Plano ISD and McKinney ISD are both well established, but Frisco’s rating and scale are a big reason families keep paying a premium to live there.

Is Now a Good Time to Buy in Frisco?

It’s a reasonable window. Prices have softened modestly year over year while the city is still building out, adding jobs, and holding onto an A-rated school district — a combination that historically hasn’t stayed discounted for long.

Prices are moving in Plano, Frisco, and McKinney right now, and the right move depends on more than the headlines. We’re always in your corner — reach out to Mosaic RE Group for a side-by-side breakdown built around your budget, commute, and timeline, and we’ll help you figure out where your money goes furthest today.

Blog Article by Janelle Rawlston | with Mosaic RE Group at Compass, Kaity Gonzalez and Kristi Stacy

Let Mosaic RE Group guide you through your next move, and make your experience seamless. Call us at 469-360-2161 or email us at mosaicregroup@compass.com.