If you have been keeping an eye on Frisco real estate over the last few years, you probably remember the chaos. We all saw the lines of cars wrapped around open houses and buyers waiving inspections just to get a foot in the door. I have good news for you: those days are in the rearview mirror.
As we settle into early 2026, the Frisco housing market has shifted into a much more balanced rhythm. We aren’t seeing a crash, but we are definitely seeing the return of “breathing room.” Buyers finally have time to think, compare options, and actually negotiate. The primary driver here is interest rates; with mortgage rates hovering in the 6% to 6.5% range, the frantic demand has cooled off, which has helped prices stabilize.
For many looking at living in Frisco TX, this year represents a unique “sweet spot.” You have a chance to get into a home without a bidding war, potentially before any future rate drops trigger a new wave of competition.
By the Numbers
Here is what the market looks like on the ground right now:
- Median Sold Price: Prices have stabilized, generally landing between $655,000 and $715,000. This represents a stabilization or a very slight correction of about 4% to 8% year-over-year.
- Market Pace: Homes are taking longer to sell. The Days on Market (DOM) average has extended to 60–85 days, a stark contrast to the 30-day (or less) frenzy of previous years.
Key Trends Shaping Frisco Real Estate in 2026
To understand where we are going, we have to look at the metrics defining the market this year. The headline is that price stabilization is real. Prices are no longer skyrocketing month-over-month. Instead, they are holding steady or softening slightly, which gives buyers much better value for their dollar than we saw in 2024 or 2025.
Inventory growth is the other major story. We currently have approximately 1,200 active listings in the area. That is significantly more options than we had just a year or two ago. When you combine steady prices with more choices, the power dynamic shifts away from sellers.
It is also worth noting the rental market context. With median rents for a decent single-family home sitting at $2,000+ per month, homeownership remains an attractive goal for long-term residents, despite the higher interest rates.
Market Health at a Glance:
- Inventory Supply: We are trending toward 3+ months of supply. This is a healthy, balanced number—not a crash, but not a shortage either.
- Price per Square Foot: Most resale homes are hovering around $225 to $240 per square foot.
Buying a Home in Frisco: The 2026 Strategy
If you are looking to buy this year, your strategy should be very different from what worked in the past. The biggest change is your negotiation power. Because inventory is sitting a little longer, sellers are much more open to contingencies. You can—and should—ask for inspections, necessary repairs, and even concessions to help cover your closing costs.
Many savvy buyers are adopting the “date the rate” mindset. The idea is to lock in a home now at a negotiated price point while competition is low, with the plan to refinance later if and when rates drop. If you wait for rates to drop first, you might find yourself competing with ten other offers and driving the price up, which erases the savings from the lower rate.
Patience pays off in this market. With the average home sitting for over two months, you can view homes for sale in Frisco TX multiple times. You can drive the neighborhood at night, check the commute, and make a decision without the fear that the house will be sold five minutes after you leave.
New Construction vs. Resale: Where is the Value?
One of the most common questions I get is whether to buy a shiny new build or an established home. In 2026, this is a battle between incentives and location.
Builders, especially those with inventory north of US-380, are being very aggressive. To combat high interest rates, many are offering rate buy-downs, sometimes getting your rate as low as 4.5% or 5.5% for the first year. That is a massive monthly savings that a regular seller simply cannot match. However, you pay for it in the sales price; new homes often command a 20% premium over resale homes of similar size.
On the flip side, resale value in established neighborhoods like Stonebriar or Phillips Creek Ranch is strong. These areas offer mature landscaping, established communities, and often lower tax rates because they don’t always have the MUD or PID assessments found in newer developments.
- Premium Zones: High-end developments like The Fields and the PGA Frisco district are commanding top dollar, with prices often exceeding $1M.
- Builder Incentives: Look for “flex cash” offers that can be used to buy down your interest rate permanently or temporarily.
Selling in Frisco: Adjusting Expectations
If you are planning to sell, I have to be real with you: you cannot price your home like it is 2022. Sellers who try to “test the market” with an inflated price are seeing their homes sit for 100+ days. Pricing at accurate market value from day one is critical to getting traffic through the door.
Preparation is also mandatory again. When interest rates were 3%, buyers would overlook ugly carpet or old paint. With rates over 6%, buyers are picky. Your home needs to be staged and minor repairs need to be handled before you list.
Remember who you are competing against. You are in a direct fight with new construction builders who are offering shiny new appliances and rate buy-downs. If you can’t offer a lower interest rate, you have to win on price and condition. Currently, the sale-to-list ratio has dropped to about 96-98%, meaning most homes are selling slightly below their asking price.
Frisco vs. Plano and McKinney: The Market Difference
Is the Frisco premium worth it? It is true that Frisco remains the most expensive non-luxury outlier in the region. The median price point here ($670K+) is noticeably higher than McKinney ($500K+) or Plano ($500K-$600K).
However, you are paying for the age of the inventory. Frisco offers much newer housing stock. Plano is largely landlocked with older homes that often need renovation, while McKinney offers a mix of historic charm and new fringes, but often with a longer commute.
The “Lifestyle ROI” in Frisco is also a major factor. The “Sports City USA” branding, the influx of corporate HQs, and the sheer volume of newer infrastructure drive that demand premium. You are buying into a city that is still actively growing its commercial tax base.
Forecast: What to Expect for the Rest of 2026
Looking ahead, the most likely scenario for the rest of 2026 is stability. As long as interest rates stay above 6%, prices will likely remain flat or grow very slowly (think 2-3%). This is a healthy, sustainable pace.
The risk—or opportunity, depending on how you look at it—is the “Rate Drop” scenario. If rates dip below 6% significantly, there is a lot of pent-up demand sitting on the sidelines. That could trigger a price spike and an inventory shortage all over again.
Long-term, the outlook remains incredibly positive. Major projects like the Universal Kids Resort and the continued build-out of the PGA district ensure that property values have a high ceiling. Even if we see a short-term lull, the commercial anchors in this city make it a safe bet for long-term appreciation.
Frisco Real Estate FAQ
Is house pricing dropping in Frisco, TX?
We are seeing a stabilization rather than a freefall. While some segments of the market have seen a slight correction of 4-8% compared to the absolute peak, prices are generally holding steady. It is less about value dropping and more about the overheated premiums disappearing.
Is Frisco currently a buyer’s or seller’s market?
It has shifted to a balanced market that leans toward buyers. With inventory rising and days on market extending, buyers have more leverage to negotiate price and repairs than they have had in years.
What is the average days on market in Frisco for 2026?
Currently, homes are averaging 60 to 85 days on the market. This is a significant increase from previous years, giving buyers plenty of time to view homes without feeling rushed.
How do property taxes in Frisco affect affordability?
Property taxes are a major part of the cost of living in Frisco. Although Texas has no state income tax, property taxes here are high, often hovering around 2.0% to 2.5% depending on the specific county (Collin or Denton) and school district taxes. If you buy in a newer development with a MUD or PID, that rate can be even higher.
