Frisco's median home price dropped 6.0 percent over the three months ending August 2026, landing at $655,000. In the same window, Plano's median rose 1.8 percent to $540,000. If you're comparing the two cities on a spreadsheet, that split looks like a verdict: Frisco cooling, Plano holding firm.
Then WalletHub named Frisco the number one real estate market in the entire country for 2026, citing the city's seventh-best job growth rate in the nation as part of a study covering housing market attractiveness, affordability, and population growth. A city with a falling median price does not usually top a national ranking built on those factors. Something in the price data isn't measuring what it looks like it's measuring.
What a Median Price Actually Counts
A median price is not a valuation of the same house over time. It's the midpoint of whatever sold that quarter, and if the mix of what sold changes, the median moves even when no individual home lost value. That distinction is the entire story here.
Plano sold just 19 new construction homes in all of 2025, less than 1 percent of its total market. Almost everything that closes in Plano is resale, meaning the median tracks something close to like-for-like appreciation in established neighborhoods. Frisco is the opposite case. It's still mid build-out, with builders actively delivering new inventory across multiple master-planned communities, and when a market absorbs a wave of new product priced to move, the citywide median absorbs that pricing with it. Falling prices in Frisco right now measure a shift in what's selling, not a broad retreat in what Frisco homes are worth.
Where Frisco's New Supply Is Coming From
The activity is concentrated and identifiable. The Fields master-planned community, built around the PGA of America's national headquarters, has builders like Toll Brothers and Landon Homes actively delivering residences. The Grove Frisco is expanding into 2026 with newer phases bringing in additional builders, including Brookfield Residential. The city broke ground in April 2026 on Grand Park, a 1,011-acre park project with its first 58-acre phase under construction, a sign the northern part of Frisco is still being built out rather than winding down.
None of that activity touches Frisco's established, non-builder inventory the way the median suggests. Gated communities like Starwood, Newman Village, and the Hills of Kingswood are trading well above $1.5 million, with a number of estates changing hands between $2 million and $3 million. Condos and townhomes closer to Frisco Square run $350,000 to $550,000. Those segments aren't the ones dragging the citywide number down. The new-construction corridors are, and that's a different question for a buyer than "is Frisco losing value."
Plano Isn't Standing Still Either
Plano's flat median looks like stability, and for now it is, but it's a stability with an expiration date attached. AT&T relocated its global headquarters to the former EDS campus in Legacy, anchoring West Plano as a premium submarket built on corporate presence rather than new-home construction. That's part of why resale pricing has held. The other part is scarcity: there's very little land left to build on in southern Collin County, so Plano's supply doesn't refresh the way Frisco's does.
That's about to be tested. Three redevelopment projects, Collin Creek, the Willow Bend infill, and Haggard Farms, could deliver roughly 500 new homes if all of them land in the same window, an increase of about 22 percent against Plano's 2,297 total sales in 2025. That's not a flood on the scale of what Frisco has absorbed, but it's the first meaningful new-construction pressure Plano's resale-dominated market has faced in years, and it's worth watching if you're planning a purchase or a listing there in 2026 or 2027.
There's also a pricing discipline story sitting inside Plano's 2025 numbers that applies to both markets. Homes that sold within their first week on the market achieved 100 percent of asking price. Homes that sat for 90 days or more sold for 90 percent of their original list price, a 10 point gap that works out to roughly $54,000 on Plano's median home. Separately, 616 properties came to market in 2025 and were withdrawn rather than repriced. Sellers who hold out for a number the market has already rejected don't get a second chance at that number later. They get a worse one.
The Two Markets Side by Side
| Metric | Frisco (3 months ending Aug. 2026) | Plano (3 months ending July 2026) |
|---|---|---|
| Median sale price | $655,000, down 6.0% year over year | $540,000, up 1.8% year over year |
| Price per square foot | $227, down 3.8% | $220, down 0.9% |
| Median days on market | 57 days | 36 days |
| Average offers per listing | 2 | 3 |
| Homes sold, most recent month | 679, up from 661 a year earlier | 732, up from 702 a year earlier |
Notice that both cities sold more homes than a year earlier. Frisco's price drop and its rising sales volume are happening at the same time, which is exactly what you'd expect if new, lower-priced product is pulling more buyers in at a lower price point, not if buyers are backing away from Frisco altogether.
What This Means If You're Comparing the Two
- If you're shopping Frisco and comparing it to Plano on the citywide median alone, ask which segment of Frisco you're actually looking at. A new-construction home in The Grove Frisco and a resale in Starwood are not being pulled by the same forces, and the median blends them together.
- A falling median in a growth corridor like Frisco can mean more negotiating room in the builder-heavy segments, without meaning anything about what an established Frisco neighborhood is worth.
- Plano's tight supply, 3 offers per listing on average and homes moving in about half the time Frisco's take, means a buyer there should be ready to move quickly and priced realistically from the start.
- Watch Collin Creek, Willow Bend, and Haggard Farms if you're timing a purchase or a listing in Plano over the next year or two. New supply landing in a market that hasn't seen much of it in years can shift leverage faster than people expect.
- Whichever city you're in, the lesson from Plano's 616 withdrawn listings holds everywhere: a home priced against last year's market sits, and sitting costs more than adjusting.
Does Frisco's falling median mean Frisco homes are losing value? Not as a blanket statement. It means the mix of what's selling has shifted toward new construction priced to move buyers through builder-heavy corridors like Fields and The Grove Frisco. Established, non-builder inventory in neighborhoods like Starwood has continued to trade well above $1.5 million.
Is Plano's flat median a sign it's the safer buy? It reflects genuine scarcity and an established, resale-driven market anchored by employers like AT&T in Legacy. That scarcity is about to meet its first real test from new supply at Collin Creek, Willow Bend, and Haggard Farms, so "flat" today isn't a guarantee of "flat" in 2027.
Numbers like these only tell you as much as the mechanism behind them. If you're weighing Frisco against Plano, or trying to figure out what a specific neighborhood's price trend actually means for your timeline, that's the conversation worth having before you write an offer or set a list price. Quentin Crayton works both sides of this corridor and can walk you through what the current data means for your specific situation. Let's Connect.
