Plano reached its residential build-out limits years ago, leaving almost no empty land for traditional subdivisions. Builders are now repurposing existing commercial sites and legacy agricultural parcels to create new housing.

Buyers searching for New Home Developments in Plano, TX will find a market dominated by attached townhomes and mixed-use districts. The focus has shifted from expanding outward to building inward, maximizing the remaining available space within the city limits.

This transition offers a different kind of living experience for 2026 buyers. Modern projects prioritize walkability and immediate access to retail, replacing the isolated neighborhood model of previous decades.

The Current State of Construction in Plano

Collin County, TX continues to see steady population growth, placing pressure on its most established suburbs. Because raw land is scarce, developers are turning former retail centers and farmland into residential zones. This approach allows the city to add housing units without expanding its borders.

This shift means new homes for sale look different than they did a decade ago. Luxury townhomes and attached single-family houses are replacing large traditional estates. Buyers get modern design combined with immediate access to major city centers.

Major Master-Planned Communities Under Construction

Three large-scale projects account for the majority of new residential inventory being added to the city. These sites combine housing with retail space, walking trails, and dedicated park areas.

By grouping commercial and residential elements, builders are creating walkable districts rather than isolated subdivisions. Homebuyers can find a neighborhood that matches their preferred location, whether they want to be near the tollway or the eastern city limits.

Collin Creek

The $1 billion redevelopment of the former Collin Creek Mall is turning a massive concrete footprint into a pedestrian-oriented district. Construction milestones are continuing throughout 2026, with the first residential phases taking shape.

Builders like Ashton Woods and Mattamy Homes are offering floor plans that include townhomes and single-family houses. The site plan incorporates multi-family units, eight acres of dedicated parks, and 1.6 miles of walking trails.

Haggard Farms

Located near the Dallas North Tollway, Haggard Farms is a 142-acre mixed-use development built on historic agricultural land. Stillwater Capital is leading this $750 million project, which embraces a modern farmhouse design aesthetic.

The city approved the latest residential phase, including townhomes and multi-family apartments, in early 2026. The property also features community gathering spaces and dining options like The Almanac restaurant.

Plano Gateway

Opening in the summer of 2026, Plano Gateway brings new townhome inventory to the east side of the city. CB JENI Homes and Beazer Homes are the primary builders for this project at Shiloh Road and Wynview Drive.

The community features three-story townhomes ranging from 1,700 to 2,300 square feet. These floor plans include walk-in closets, large islands, and two-car garages, with immediate access to the George Bush Turnpike.

What to Expect for Prices, Lots, and Architecture

Pricing for new construction relies on the property type and lot size. Attached townhomes with low-maintenance lots generally start in the $400,000s. These attached properties make up the bulk of the available new inventory in the city.

Buyers looking for detached single-family properties will see much higher entry points. Custom and semi-custom single-family houses easily exceed $1,000,000 due to the premium placed on the underlying land.

Architectural styles across these developments favor modern farmhouse, contemporary Texas hill country, and traditional brick exteriors. Builders are focusing on clean lines, ample natural light, and energy-efficient materials.

Commute Times and Highway Access

Location determines the daily drive, and Plano offers immediate access to three major regional highways. Most new developments sit within a few miles of the Dallas North Tollway, US-75, or the President George Bush Turnpike.

These routes connect residents to major employment hubs across North Texas. Commuters can expect standard drive times to vary based on which side of the city they choose.

• Commutes to the Legacy West business district typically take 10 to 15 minutes from the western developments.
• Driving to downtown Dallas via US-75 or the Dallas North Tollway averages 30 to 40 minutes during standard morning traffic.
• Business travelers can reach DFW International Airport in 25 to 30 minutes via the George Bush Turnpike.

School Zones and Local Parks

The majority of these new listings fall within the boundaries of the Plano Independent School District. Buyers reviewing specific properties should verify the exact elementary, middle, and high school assignments, as boundary lines can shift.

Access to outdoor amenities is a consistent feature across the newer developments. The city requires builders to integrate walking trails and green spaces into their site plans to support outdoor recreation while maintaining homeowner privacy.

Large municipal parks serve residents across the city. Oak Point Park and Nature Preserve covers 1,100 acres on the east side, while Arbor Hills Nature Preserve offers extensive hiking and biking trails on the west side.

Frequently Asked Questions

Are there any master-planned communities currently being built in Plano?

Yes, several large-scale projects are under construction in 2026. The most prominent include the Collin Creek redevelopment, Haggard Farms, and Plano Gateway. These sites combine residential housing with retail and dedicated green space.

How much do new construction homes in Plano, TX cost?

Entry-level pricing for new townhomes typically begins in the $400,000s. Detached single-family properties command a premium, with most new builds priced well over $1,000,000.

What school district serves the new developments in Plano?

Most new residential construction in the city is zoned for the Plano Independent School District. Buyers should check the specific address against the district’s 2026 boundary maps to confirm school assignments.

Does Plano have large parks near these new subdivisions?

The city maintains several massive green spaces, including the 1,100-acre Oak Point Park and Nature Preserve. Many individual developments also build their own private trail systems connecting to the broader municipal network.

Collin County property taxes and home insurance premiums get plenty of attention, but homeowner association dues are a major piece of the local affordability puzzle. Buyers moving to North Texas often find that master-planned communities dominate the housing market. These neighborhoods offer extensive amenities, but they also come with mandatory monthly or annual assessments.

The median home price in Plano sits near $550,000 this year, and almost all newer construction falls under a mandatory association. Understanding these recurring costs helps buyers accurately calculate their monthly payment before signing a contract. A poorly planned budget can quickly unravel when hidden transfer fees and special assessments surface at closing.

Beyond the direct financial impact, these associations dictate everything from exterior paint colors to short-term rental rules. Buyers should review deed restrictions carefully during their option period to ensure the community aligns with their plans. Failing to account for both the financial and regulatory power of an association often leads to buyer remorse.

Typical Homeowner Association Costs in Plano

Buyers looking at single-family homes in Plano pay an average of $170 per month in association dues. Many established neighborhoods charge this as a single annual payment rather than a monthly bill. Older subdivisions built in the 1980s and 1990s often feature lower annual assessments that primarily fund basic entrance landscaping.

Attached housing comes with higher baseline costs due to shared structural elements. Townhomes in the area average around $245 per month, reflecting the shared responsibility for exterior maintenance. Condominiums command the highest average dues at $340 per month, as these buildings require extensive shared infrastructure and commercial-grade insurance policies.

These averages provide a baseline, but specific costs vary widely depending on the community’s age and amenity package. A small gated community with private roads will charge more than a massive subdivision with public streets. Buyers should request the neighborhood’s current budget to see exactly how their money will be spent.

Some neighborhoods employ an on-site property manager, which increases the monthly operating budget. Communities managed by volunteer boards often charge less, but residents may experience slower response times for maintenance requests. Buyers should verify the management structure during their initial property tour.

Special assessments introduce another variable to the cost of ownership. If an association lacks the reserve funds to repair a crumbling retaining wall or replace a community clubhouse roof, the board can levy a one-time charge on all owners. Buyers should ask for the most recent reserve study to gauge the risk of future financial surprises.

What Your Assessment Pays For

Association dues fund the operation, maintenance, and repair of all shared neighborhood assets. In a standard single-family subdivision, the bulk of this money goes toward landscaping the common areas, maintaining community pools, and keeping tennis courts in playable condition. The board of directors also uses these funds to pay neighborhood management companies and secure liability insurance for shared spaces.

Attached properties require a different financial structure because the association owns the building exteriors. Townhome and condominium owners pay higher monthly fees, but these payments cover major structural expenses. Replacing a roof, painting exteriors, and maintaining shared foundations all fall on the association rather than the individual owner.

Master insurance policies for attached housing have become a major driver of rising dues across North Texas. When severe hail storms damage condominium roofs, the association must cover a substantial commercial deductible before insurance kicks in. Boards often raise monthly fees to build a reserve fund capable of absorbing these massive weather-related deductibles.

Beyond physical maintenance, dues also fund the administrative side of neighborhood governance. The architectural control committee requires funding to review property modification requests and enforce deed restrictions. Management companies charge the association to handle accounting, collect past-due assessments, and manage vendor contracts.

Here are the primary expenses covered by standard condominium and townhome fees:

• Exterior building maintenance and roof replacements.
• Master insurance policies covering the building structure.
• Common area utilities and commercial landscaping services.
• Professional property management and administrative costs.

Comparing Costs in Legacy West and Willow Bend

Plano features several distinct master-planned communities that cater to different lifestyles and budgets. Legacy West represents the dense, mixed-use side of the market. Condominium fees in these high-rise and mid-rise buildings routinely exceed $500 per month.

These premium dues fund an elevated level of service for residents. Legacy West owners pay for 24-hour concierge services, dedicated security personnel, and structured parking maintenance. The fees also cover the upkeep of resort-style rooftop pools, fitness centers, and shared entertainment lounges.

Willow Bend offers a stark contrast with its sprawling single-family estates. Homeowners in these neighborhoods typically pay between $1,200 and $1,800 annually. Instead of funding building maintenance, these fees maintain elaborate neighborhood entrances, private lakes, and extensive shared green spaces.

Willow Bend encompasses several distinct sub-neighborhoods, each with its own specific fee structure. Residents in gated sections like Willow Bend Country pay a premium for private road maintenance and enhanced security infrastructure. Meanwhile, the non-gated sections charge slightly less while still maintaining the area’s signature manicured streetscapes.

The association structure in Willow Bend also enforces architectural standards to protect neighborhood property values. Residents must submit plans for pool installations, fence replacements, or major landscaping overhauls to the board for approval. This level of oversight ensures visual consistency across the sprawling subdivision.

Buyers should evaluate whether they will use the amenities they are paying for. A luxury high-rise makes sense for someone who values walkability and concierge services. A large single-family lot with a private pool might be a better fit for buyers who prefer to manage their own property upkeep.

Factoring Association Dues Into Your Total Payment

Mortgage lenders scrutinize association dues when calculating a buyer’s debt-to-income ratio. A $300 monthly condo fee reduces your purchasing power just as much as a $300 car payment. Buyers must disclose all mandatory community fees to their loan officer early in the pre-approval process.

The total monthly cost of ownership in North Texas requires adding these dues to your principal, interest, property taxes, and home insurance. Collin County property taxes are assessed at the local municipal rate, and rising property values have increased baseline tax bills. Homeowners also face rising insurance premiums due to regional weather patterns.

Property taxes in Collin County are reassessed annually, meaning your total housing payment will fluctuate even with a fixed-rate mortgage. When local property values climb, the municipal tax burden increases alongside your standard monthly dues. Buyers should leave a buffer in their monthly budget to absorb these inevitable cost increases over time.

Unlike property taxes and home insurance, association dues are rarely rolled into the monthly mortgage escrow account. Homeowners must set up a separate payment directly to the management company. Missing these payments can result in late fees, restricted amenity access, and eventually a lien against the property.

Closing costs introduce another layer of association-related expenses. Buyers must pay for a resale certificate, which verifies the property has no outstanding violations or unpaid balances. Management companies also charge transfer fees to update their ownership records, and these costs typically range from $200 to $500 at settlement.

The Legal Power of Texas Homeowner Associations

Buyers moving from other states are often surprised by the authority granted to property associations under Texas law. These organizations operate as non-profit corporations with the power to enforce deed restrictions and collect assessments. State legislation dictates how these boards conduct meetings, levy fines, and handle disputes with homeowners.

If an owner falls behind on their assessments, the association has the legal right to place a lien on the property. In extreme cases of prolonged non-payment, Texas associations can initiate foreclosure proceedings. Buyers should never treat these dues as optional or secondary to their mortgage payment.

Recent state laws have introduced more transparency into how these boards operate. Management companies must register with the state and provide clear fee schedules for closing documents. Owners also have the right to request payment plans for special assessments before facing aggressive collection actions.

When disputes arise between owners and the board, state law mandates a specific mediation process before lawsuits can proceed. Owners have the right to a hearing before an independent committee if they receive a violation notice for property modifications. This legal framework prevents boards from issuing unverified fines without due process.

Frequently Asked Questions

Is $700 HOA a lot in Plano, TX?

A $700 monthly fee is exceptionally high for a standard single-family home in this market, but it is common for luxury condominiums. High-rise buildings in developments like Legacy West charge these amounts to cover concierge staff, commercial insurance, and structured parking. If you see this fee on a detached house, it likely signals an exclusive gated community with private golf or country club access.

Are there neighborhoods in Plano without HOA fees?

Yes, buyers can find homes without mandatory associations by looking at subdivisions built before 1990. Neighborhoods in the central and eastern parts of the city often lack formal associations, giving owners more freedom over exterior modifications. However, these properties still fall under municipal code enforcement for basic yard upkeep and property maintenance.