Updated on: October 29, 2026

The average rent for an apartment in Frisco, TX, is $1,788 a month, according to RentCafe (Yardi Matrix) data last updated in August 2026. Rents climb from studios through single-family houses.

Key takeaway

Frisco rents sit a little above the national average and above most nearby North Texas cities. Apartment communities qualify applicants by income, so set your budget with the income rule before touring. Older buildings, smaller units and move-in specials are the realistic ways to pay less.

Who this guide is for

Renters moving to or within Frisco, TX, who are setting a monthly budget for an apartment or house.

Frisco rent at a glance

Citywide apartment average: $1,788 a month (RentCafe, August 2026).
Two-bedroom apartment: $2,077 a month on average (RentCafe, August 2026).
Three-bedroom house: about $2,553 a month (Rentest.ai, mid-2026).
Yearly change: apartment rents down 3.81% (RentCafe, June 2026).
Income rule: gross monthly income of at least three times rent.

Average monthly rent in Frisco, TX

RentCafe’s national figure from the same report family is $1,773 a month, updated September 30, 2026. That puts Frisco about $15 a month, or roughly 1%, above the national average, though the two pages were updated about two months apart.

The citywide figure blends older and newer buildings across the local rental market and mostly reflects apartments. New luxury buildings and larger homes run higher.

Apartment rents by bedroom count

RentCafe’s Frisco averages by unit size, from the same August 2026 update:

Studio: $1,392 a month (about 586 sq ft)
One bedroom: $1,520 a month (about 770 sq ft)
Two bedrooms: $2,077 a month (about 1,170 sq ft)
Three bedrooms: $2,673 a month (about 1,532 sq ft)

For a two-bedroom, Apartment List puts the late October 2026 average at $2,137 or more. That is about $60 above RentCafe’s figure, and Apartment List’s averages leave out fees.

Sources disagree because each counts a different set of buildings and units. Some track asking rent while others track signed leases, and some report base rent while others include mandatory monthly fees.

A building’s advertised “starting at” price is its cheapest available unit, not a typical rent for that building or for Frisco. Prices change daily, so confirm a unit’s current price, any move-in special and its availability date on the property’s own floor-plan page before you tour.

Single-family house rents: 3- and 4-bedroom homes

Rentest.ai reports an average of $2,553 a month for 3-bedroom houses in Frisco, based on 112 properties, and $3,257 a month for 4-bedroom houses, based on 259 properties. That data dates from around mid-2026. A 3-bedroom house averages about $120 less than a 3-bedroom apartment, while a 4-bedroom house runs about $580 more.

The monthly rent is only part of a house’s cost. Utilities are usually in the tenant’s name, and the lease often makes the tenant responsible for yard care. Homes in HOA communities come with rules the tenant must follow, while the owner typically pays the dues. That extra responsibility buys a garage, a fenced yard and more space.

Houses come both through property management companies and directly from owners. Owner-listed homes appear on major rental listing sites alongside managed ones. Before signing, confirm in writing who handles repairs and how to request them.

Frisco rent by ZIP code and area

A McCaw Property Management report using NTREIS MLS closed-lease data gives these median rents for leases closed in the 180 days ending October 5, 2026:

75034: $3,300 a month across 180 leases, the highest in Frisco
75033: $3,200 a month
75036: $2,970 a month
75035: $2,890 a month across 581 leases, about half the city’s rental market

MLS-listed rentals are a different set of homes than the apartment averages above, so these medians run higher. Frisco is split across those four ZIP codes. ZIP 75034 takes in the Stonebriar retail corridor, the area near Legacy and the Dallas North Tollway, and the downtown core around Frisco Square and the Rail District.

Price differences between areas follow objective factors: the age of the housing, unit and home size, building amenities, and nearness to the Tollway, SH 121 and major retail. Newer buildings and new home developments close to those corridors tend to price at the top.

Drive time to Legacy West offices and Dallas/Fort Worth International Airport is the other big location factor, so test the commute from a specific address at rush hour. Frisco ISD attendance zones are set by address, so check the assigned campuses for any unit you are considering.

Frisco rent vs. nearby DFW cities

The Dallas-Fort Worth Rent Report 2026 compares cities on a single two-bedroom benchmark for the same period. Frisco’s benchmark is $2,665, ranging from $2,540 to $2,790 across its four ZIPs:

Little Elm: $2,680, $15 above Frisco
McKinney: $2,440, $225 below Frisco
Allen: $2,370, $295 below Frisco
Plano: $2,323, $342 below Frisco
Dallas (other city ZIPs): $1,986, $679 below Frisco

This benchmark comes from a different report than RentCafe’s averages, so use it only to compare cities with each other. Frisco’s larger share of newer buildings helps explain the gap.

Frisco rent trends: are rents rising or falling?

Frisco apartment rents are falling slightly. RentCafe’s June 2026 figures show the average down 3.81% from $1,859 a year earlier.

Supply is the main reason. A RentCafe construction report covered by CultureMap Dallas listed 1,528 Frisco units in development in buildings of 50 or more units in its 2025 analysis. A local rental report cites the Dallas Morning News as counting more than 13,000 apartment units built in Frisco and about 10,000 more under construction as of April 2025. When that many new units lease up at once, landlords compete on asking rent and specials.

Move-in specials are widespread across the region. REJournals reports that roughly 60% of DFW-metro apartment communities offer some form of concession, the highest share since 2020. Compare the effective monthly cost after a special with the renewal price you will face once it ends.

Even with the dip, Frisco ranks high regionally. A Zumper report covered by Local Profile placed Frisco No. 1 for the highest apartment rents in Dallas-Fort Worth, with a one-bedroom median of $1,630 in June 2025. Home prices and the buying market follow their own trends, so falling rents do not necessarily mean falling sale prices. Those tracking sale prices can review current conditions in the Frisco, TX housing market.

Finding lower-cost rentals in Frisco

A budget under $1,300 falls below the citywide studio average, and under $800 is little more than half of it. Expect few listings at those prices outside income-restricted housing. Nearby cities in the comparison above, such as Plano and Dallas, offer lower rents.

What usually lowers rent in Frisco:

Older buildings: complexes built before the recent construction wave price below new ones.
Smaller units: studios and compact one-bedroom floor plans.
Less premium units: ground-floor units or those without views or upgrades.
Location: buildings farther from the Tollway and SH 121.
Move-in specials: the concessions described under rent trends.

For houses, older, smaller homes rent for less than new builds.

Renters who need well below market rent can contact the Frisco Housing Authority, which operates HUD public housing programs for the city. HUD-sourced directories list Preston Trace Apartments (8660 Preston Trace) and Stonebrook Village Apartments (7500 Rolling Brook Dr) as income-restricted communities in Frisco. Section 8 Housing Choice Vouchers for Frisco are handled through the regional voucher program covering Collin, Dallas, Denton, Ellis, Kaufman, Rockwall and Tarrant counties.

How much income you need to rent in Frisco

Cypress Lake Frisco Apartments requires combined gross income, including co-applicants, of at least three times the monthly rent, verified with pay stubs. Applied to the average rents above, that rule means:

One-bedroom apartment: $4,560 a month, or about $54,720 a year
Two-bedroom apartment: $6,231 a month, or about $74,772 a year
Three-bedroom house: $7,659 a month, or about $91,908 a year

Budget for up-front costs as well. Bay Management Group Texas reports that landlords commonly charge a non-refundable application fee of about $25 to $50 per applicant. Once you are approved, they typically ask for a security deposit of about one to two months’ rent. A holding deposit of around $500 to reserve a unit before signing is also common. Applicants who fall short of the income rule are often asked for a larger deposit or a guarantor, so confirm the options with the leasing office before applying.

Timing affects price. Zumper’s Dallas-area research shows January has the lowest rents, October and November see lower demand, and September is the most expensive month.

If you are weighing renting against buying, compare these income figures with what a mortgage payment would require. The Bale Real Estate Group, ranked in the top 1% of North Texas Realtors, helps buyers and sellers understand how to position themselves based on current competition rather than past sales alone. From identifying the right neighborhoods to negotiating stronger terms, their approach is focused on preparation, strategy, and results.

Frequently asked questions

Does Frisco have rent control or a cap on rent increases?

No. Texas Local Government Code Section 214.902 bars cities from adopting rent control unless the city’s governing body finds a housing emergency caused by a disaster and the Governor approves the ordinance, so in practice no Texas city, Frisco included, has rent control. Your landlord can change the rent at renewal under the lease terms, so check the renewal-notice clause and negotiate before that notice window closes.

Is the advertised rent the full monthly cost at a Frisco apartment?

Often not. Buildings frequently add required monthly charges for trash, pest control, or amenity and technology packages, and some advertise base rent while others list the total. Ask each property for the total monthly price in writing, and ask which charges are one-time (such as application and admin fees) and which recur monthly.

Do Frisco renters choose their own electricity provider?

It depends on the address. In Oncor’s territory, renters choose a retail electric provider through the state’s Power to Choose marketplace. CoServ Electric is a cooperative outside the competitive market, so its customers take service directly from CoServ. Confirm which utility serves the address before move-in.

Can you live in Frisco on $3,000 a month?

It is difficult. Under the three-times-rent rule, $3,000 in gross monthly income qualifies you for about $1,000 in rent, well below the studio and one-bedroom averages. Look at older buildings, roommate arrangements or the income-restricted communities listed above. Dallas is not much easier at that income: its lowest-priced ZIP still has a two-bedroom benchmark of $1,590.

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Planning to buy? Learn how Bale Real Estate Group helps buyers evaluate homes and complete their purchase. Why Buyers Choose Bale Real Estate Group.