If you have been renting in the DFW metroplex and watching the Frisco skyline change, you know this city isn’t the quiet suburb it was ten years ago. Between the massive growth at the Fields development, the headquarters moving in, and the constant buzz of new activity, Frisco has become one of the most desirable places to live in North Texas.
For first-time buyers in 2026, however, that desirability comes with a price tag. You might be looking at Zillow and wondering if you missed the boat. The median prices look steep, and the competition is real.
But here is the good news: despite the headlines about luxury estates, buying your first home here is still very possible. It just requires a different strategy than buying a forever home. With inventory levels stabilizing early this year and some excellent state-level assistance programs available, you can still find your footing in this market.
Frisco Real Estate Market Snapshot (Early 2026)
Before we talk about budgets, let’s look at what is actually happening on the ground. If you look at the broad data, it can be intimidating. As of early 2026, the median list price in Frisco tends to hover between $630,000 and $700,000.
But as a first-time buyer, you shouldn’t be focused on the median—that number is skewed by multi-million dollar properties in gated communities. You are looking for the “entry-level” segment.
Here is what the starter market looks like right now:
- Realistic Entry Price: You can find solid single-family homes and townhomes in the $400,000 to $550,000 range.
- Inventory: Compared to the frantic markets of 2024 and 2025, inventory has improved. There are more homes on the market, which gives you a little more breathing room to make decisions.
- Competition: While you might not face twenty offers on day one like in the past, homes priced under $500,000 move very fast because that is where the highest demand lives.
The Financial Reality: What You Actually Need to Save
Let’s get down to the numbers. A common misconception is that you need 20% down to buy a house. In reality, very few first-time buyers put that much down.
Let’s use a $450,000 home as our example for what you need to have in the bank.
The Down Payment: Most first-time buyers utilize FHA loans or Conventional loans with low down payment options.
- FHA Loan (3.5% down): On a $450,000 home, you need $15,750.
- Conventional Loan (5% down): You would need $22,500.
Closing Costs: This is the part that often catches renters off guard. Closing costs in Texas generally run between 2% and 5% of the purchase price. This covers your title policy, lender fees, pre-paid property taxes, and insurance.
- On that same $450,000 house, you should budget anywhere from $10,000 to $18,000 for closing costs.
Reserves: Finally, don’t drain your bank account to zero to close the deal. Lenders like to see “reserves”—money left over for emergencies. Plus, as a new homeowner, you will want a cushion for when the water heater breaks or you need to buy a lawnmower.
2026 First-Time Home Buyer Programs in Frisco
If those savings targets look high, don’t panic. One of the best things about buying in Texas is the robust network of assistance programs. Since Frisco sits in both Collin and Denton counties, residents have access to state-level programs that can significantly reduce your upfront cash requirements.
TSAHC (Texas State Affordable Housing Corporation)
This is often the gold standard for assistance in Texas. They offer two main programs:
- Homes for Texas Heroes: Specific to teachers, police officers, firefighters, EMS personnel, and veterans.
- Home Sweet Texas: Available to home buyers with low-to-moderate incomes.
These programs provide down payment assistance (DPA) worth up to 5% of the loan amount. This can come as a grant (which you never pay back) or a deferred forgivable second lien.
TDHCA (Texas Department of Housing and Community Affairs)
The “My First Texas Home” program offers a mortgage loan with a competitive interest rate and down payment assistance (usually up to 5% of the mortgage amount). This is a strong option if you don’t fit the specific occupational categories of the TSAHC “Heroes” program.
Mortgage Credit Certificates (MCC)
This is a powerful tool often paired with the programs above. An MCC allows you to take a portion of the annual interest you pay on your mortgage as a special tax credit, rather than just a deduction. This can save you thousands over the life of the loan and can even help you qualify for a higher loan amount by reducing your debt-to-income ratio.
TSAHC vs. TDHCA: Which Program is Right for You?
Choosing between these usually comes down to your job and your credit score. TSAHC is often the clear winner for “Heroes” (educators and first responders) because the assistance options are very aggressive. However, TDHCA can sometimes offer a slightly better interest rate for the general public.
The best move is to ask a local lender who is certified in both programs to run the numbers side-by-side for your specific situation.
Understanding Monthly Costs: Taxes, Insurance, & HOA
When calculating your monthly payment, the mortgage principal and interest are only part of the story. In Frisco, the “extras” make up a big chunk of your monthly check.
Property Taxes: Texas has no state income tax, so we fund everything through property taxes. In Frisco, you are generally looking at a total tax rate of 1.8% to 2.2% of the assessed value.
- This includes the City of Frisco (~0.42), the School District (~1.02), Collin College (~0.08), and the County (~0.15).
- Note: If you buy in a newer neighborhood with a MUD (Municipal Utility District), your rate will be higher.
Homestead Exemption: Here is a major win for 2026 buyers: The City of Frisco has increased its homestead exemption to 20%. This means if your home is valued at $450,000, the city taxes you as if it were worth $360,000. Make sure you file for this immediately after closing; it is a huge money saver.
HOA Fees: Almost every neighborhood in Frisco has a Homeowners Association. These ensure the community stays looking sharp, but they cost money.
- Older neighborhoods: Fees might be as low as $500 per year.
- Master-planned communities: Fees can easily exceed $2,000 per year to cover pools, gyms, and gated entries.
Homeowners Insurance: Insurance rates in North Texas have been rising due to hail and wind events. You should budget conservatively here. When you are looking at the cost of living in Frisco, don’t underestimate the insurance line item.
Best Frisco Neighborhoods for First-Time Buyers
If you are looking for that $400,000 to $550,000 sweet spot, you generally need to look at established neighborhoods rather than brand-new construction. These areas offer mature trees, central locations, and great access to schools and parks.
Preston Vineyards: Located right in the heart of town near Preston Road, this neighborhood was built mostly in the 90s. The homes are smaller (usually 1,500 to 2,200 sq ft), which keeps the price point approachable. It is highly sought after because of its proximity to everything.
Plantation Resort: This is a unique pocket centered around a golf course. While some homes here are larger, there are plenty of entry-level options. It has a distinct community feel and offers easy access to Highway 121 for commuters.
Panther Creek: This is a massive area with diverse housing types. While parts of Panther Creek are expensive, you can often find smaller homes or zero-lot-line homes that fit a first-time budget. It is located further north, offering great access to the newer developments near the PGA headquarters.
Grayhawk & Hunter Creek: These neighborhoods offer a nice balance of amenities and value. You might pay slightly more here than in Preston Vineyards, but the homes are often a bit newer (early 2000s).
Townhomes as an Alternative: If you want to be in Frisco but can’t stretch the budget to a single-family home, look at townhomes in areas like The Grove or older condos near the city center. These act as great stepping stones into the market.
Step-by-Step: How to Buy a House in Frisco
Ready to move forward? Here is what the timeline looks like.
Step 1: Get Pre-approved: Do not skip this. You need to know exactly how much you can borrow and if you qualify for those TSAHC or TDHCA programs before you fall in love with a house.
Step 2: Define ‘Must-Haves’ vs. ‘Nice-to-Haves’: In the starter price range, you will likely have to compromise. Decide what matters more: a shorter commute or a bigger backyard? A renovated kitchen or a lower monthly payment?
Step 3: House Hunting: Once you have your pre-approval letter, the search begins. Be prepared to move quickly. Even in a balanced market, the best homes go under contract in days, not weeks.
Step 4: Making an Offer: In Texas, we use an “Option Period.” You will pay a small fee (usually $100-$200) for the unrestricted right to terminate the contract within a few days (usually 5-7 days). This is when you get your inspection done. If the house has major issues, you can walk away and only lose that small option fee.
Step 5: Closing: Once your offer is accepted and inspections are done, it takes about 30 to 45 days to close. This gives your lender time to finalize the loan and the title company time to prepare the paperwork.
FAQ: Buying Your First Home in Frisco
What is the minimum down payment for a house in Frisco, TX?
You do not need 20% down. For an FHA loan, the minimum is 3.5% of the purchase price. For a Conventional loan, first-time buyers can often qualify with as little as 3% to 5% down.
Does Frisco have its own first-time home buyer grant?
The City of Frisco itself does not typically issue direct grants to individual buyers. However, residents use state-level programs (TSAHC and TDHCA) or county-specific assistance available in Collin and Denton counties.
How much are closing costs in Frisco in 2026?
You should budget between 2% and 5% of the home’s purchase price for closing costs. On a $450,000 home, that means roughly $10,000 to $18,000, depending on your lender and tax pre-payments.
What is the property tax rate in Frisco?
Property tax rates vary depending on the specific county and utility district, but a safe estimate for planning is roughly 2.0% to 2.2% of the home’s value. This covers city, school, county, and college taxes.
Can I use down payment assistance if I’m not a first-time buyer?
Yes. Certain programs, like the TSAHC “Home Sweet Texas” or “Homes for Texas Heroes,” are not restricted to first-time buyers. They are generally based on income limits and credit score requirements rather than your ownership history.
Is 2026 Your Year to Buy in Frisco?
Buying a home in Frisco is an investment in a community that is still growing. While the prices are higher than they were a decade ago, the long-term value of owning here is undeniable.
With interest rates stabilizing and inventory ticking up, 2026 offers a window of opportunity for buyers who are prepared. If you are tired of renting and ready to start building equity, the first step is simple: connect with a local lender and see what you qualify for. You might be closer to that set of keys than you think.
