Frisco vs McKinney: How To Choose Your North Dallas Home Base

Trying to decide between Frisco and McKinney for your North Dallas home base? You are not alone. Both cities offer strong schools, family amenities, and fast growth, but they feel different day to day. In this guide, you will see how prices, taxes, schools, commutes, and lifestyle stack up so you can choose with confidence. Let’s dive in.

Quick snapshot: Frisco vs McKinney

Frisco and McKinney sit in Collin County just north of Dallas. Both are large, fast-growing suburbs with different strengths.

• Population, July 1, 2024 (U.S. Census estimates): Frisco about 235,000; McKinney about 227,500. Always check dates because local city estimates may update year to year.
• Home prices, Jan 2026 (major market trackers): Frisco often lands around the mid 600s; McKinney trends in the upper 400s to low 500s. Trackers vary, so use current data when you shop.
• Vibe: Frisco delivers dense, amenity-rich energy with a strong sports and corporate scene. McKinney blends a historic downtown feel with larger neighborhoods and more nature.
• Commute: Frisco leans on the Dallas North Tollway and SH 121 for direct access to Plano and Dallas. McKinney relies on US 75 with options to connect to SH 121.

If you want top-tier suburban amenities close to major job hubs and events, Frisco often fits well. If you want more space, trails, and a classic downtown square at a lower price per square foot, McKinney is a great match.

Home prices and value

Price gaps are the first noticeable difference. In snapshots from Jan 2026, Frisco’s median sale prices often land in the mid 600s. McKinney sits lower, typically in the upper 400s to low 500s. The result: your monthly payment and down payment can stretch further in McKinney.

Beyond the headline number, the price per square foot is usually lower in McKinney. That often means larger lots and more house for the money, especially in nature-forward master-planned communities. Frisco offers a wide range too, but newer mixed-use districts and high-amenity projects can push values higher.

When you compare specific homes, match bed, bath, square footage, and lot size across both cities. Then overlay taxes, HOA dues, and any MUD or PID assessment so you see the full monthly picture.

Taxes and your monthly cost

Property taxes in Texas bundle city, county, school district, and community college rates. Some neighborhoods also include MUDs or PIDs that add to the bill. These line items can materially change your monthly payment, so look closely at each address.

• Frisco sample combined rate for FY 2025 entities totals about 1.67548 percent of assessed value. You can see the city’s portion on the City of Frisco’s property tax page and confirm the ISD portion and other entities as you evaluate a property. Review the City of Frisco property tax information.
• McKinney sample combined rate for FY 2025 entities totals about 1.747147 percent of assessed value. The City of McKinney maintains a public tax information page for reference. Review the City of McKinney tax information.

Example math, before exemptions and any MUD/PID:

• Frisco example: $600,000 assessed value × 1.67548 percent ≈ $10,053 per year, or about $838 per month.
• McKinney example: $475,000 assessed value × 1.747147 percent ≈ $8,296 per year, or about $692 per month.

Two important notes:

• The school district rate is often the largest share of your bill.
• Homestead exemptions and appraisal protests can reduce taxes. For a practical overview, read this Collin County property tax guide and confirm address-level details with the county appraisal district. See the Collin County property tax guide.

Schools and zoning basics

Both cities are known for strong public schools. District lines, however, do not always follow city lines. In Frisco, parts of the city fall under Frisco ISD, Prosper ISD, Lewisville ISD, or Little Elm ISD. Always verify the assigned campus for a specific address.

• Frisco ISD is a large district serving roughly the mid 60,000s in enrollment and has high marks on statewide accountability summaries. Campus performance can vary, so use the district and campus lookups to confirm details for each property. Review Frisco ISD accountability summaries.
• McKinney ISD serves roughly 23,000 to 24,000 students and reports strong STAAR outcomes with district recognitions in recent years. Always confirm the assigned school by address and any open-enrollment or transfer options. Learn about McKinney ISD.

Use neutral, data-based sources and make your final school decision at the campus level. Ratings can change year to year, so check the most recent reports when you are ready to make an offer.

Lifestyle and amenities

Frisco: “Sports City USA” energy

Frisco packs a lot into a compact footprint. You will find The Star and the Dallas Cowboys’ Ford Center, Toyota Stadium for FC Dallas, Dr Pepper Ballpark for the RoughRiders, and the PGA of America campus with the Omni resort. These anchor venues bring year-round events, youth sports, dining, and steady foot traffic. Explore Frisco’s lifestyle and major venues.

Healthcare access has also grown. Baylor Scott & White opened a new medical center on PGA Parkway in summer 2025, adding capacity for North Collin County residents. Read the Baylor Scott & White medical center update.

McKinney: Historic core and nature

McKinney blends a charming historic downtown square with trails, lakes, and nature-focused attractions. The Heard Natural Science Museum & Wildlife Sanctuary is a local favorite. Many master-planned neighborhoods emphasize green space and community amenities, appealing to buyers seeking more yard and a quieter setting. See McKinney’s family fun and attractions.

Commute and connectivity

Both cities have peak congestion, so test your drive during the times you plan to commute. Frisco’s main arteries are the Dallas North Tollway and SH 121, which offer a more direct tolled route south to Plano and Dallas. Learn about the Dallas North Tollway.

McKinney’s primary routes are US 75 south and connectors to SH 121. It sits farther northeast, so plan for a longer drive to some job centers.

Regional rail is changing. DART’s east-west Silver Line progressed through 2024 and 2025 with passenger service targeted for late 2025 or early 2026 at the time of writing. While neither Frisco nor McKinney is currently served by heavy rail, this project improves cross-metro connectivity. Always verify the latest service date before you rely on it. Check the Silver Line status.

New construction and lot size

Frisco offers a mix of established neighborhoods and new, high-amenity districts around The Star, Frisco Station, and the PGA-adjacent Fields area. These projects attract move-up buyers and help explain why prices often track higher.

McKinney leans into larger master-planned communities with a nature-forward feel, such as Trinity Falls. That can translate to bigger lots and lower density at similar or lower prices per square foot.

If you want a new-build with top-tier retail and entertainment nearby, focus your search on Frisco’s mixed-use growth zones. If outdoor space and trails are your top priority, shortlist McKinney’s master-planned neighborhoods.

Which city fits you best?

Choose Frisco if you want:

• Walkable entertainment hubs, sports venues, and newer mixed-use districts.
• Shorter, tolled routes to major Plano and North Dallas corridors.
• A wide range of higher-end, amenity-rich new construction.

Choose McKinney if you want:

• A historic downtown square and a more relaxed, nature-forward feel.
• Larger lots and a lower price per square foot on average.
• Master-planned neighborhoods with trails, lakes, and community amenities.

A practical decision checklist

Use this quick plan to go from browsing to confident choice:

1. Set your top priority

• Decide what matters most: school assignment, commute, lot size, or purchase price. Write it down and use it to break ties.

2. Compare apples to apples

• Pick two active listings with similar beds, baths, square footage, and lot size. One in Frisco, one in McKinney. Add estimated taxes, HOA dues, and any MUD/PID to each.

3. Test drives during your real commute

• Drive from each address to your office or key routes at your actual departure times. Repeat once on a bad-weather or peak-event day.

4. Confirm taxes and exemptions

• Look up city, county, college, and ISD rates, then check for MUD or PID. Review homestead exemption options and annual appraisal timelines. Start with the city pages for Frisco and McKinney, then confirm at the parcel level. City of Frisco property taxes and City of McKinney tax information are good references. You can also review a practical overview here: Collin County property tax guide.

5. Verify school assignment by address

• Frisco city lines cross into multiple ISDs, so never assume. Check the district’s official tools and review state accountability summaries. Frisco ISD district accountability and McKinney ISD overview are helpful starting points.

When you are ready to tour, we will line up side-by-side showings, run updated comps, and break down full monthly costs so your choice is simple.

Ready to zero in on the right fit in Frisco or McKinney? Reach out to Harman Cheema for fast, local guidance and on-the-ground support across Collin County.

FAQs

How do Frisco and McKinney home prices compare in 2026?

• As of Jan 2026 snapshots, Frisco’s median sale price often sits in the mid 600s, while McKinney trends in the upper 400s to low 500s; always confirm current data before you shop.

What are typical combined property tax rates in each city?

• Sample FY 2025 combined rates are about 1.67548 percent in Frisco and about 1.747147 percent in McKinney before exemptions and any MUD/PID; check the exact entities for each address.

Which school districts serve homes in Frisco and McKinney?

• Frisco includes Frisco ISD and parcels in Prosper ISD, Lewisville ISD, and Little Elm ISD; McKinney is primarily served by McKinney ISD; verify the assigned campus by address.

How are the commutes different between the two cities?

• Frisco leans on the Dallas North Tollway and SH 121 for direct access south, while McKinney relies on US 75 and connections to SH 121; test your specific routes during real commute times.

What lifestyle differences should I expect day to day?

• Frisco offers dense, event-driven energy around sports, dining, and mixed-use hubs, while McKinney offers a historic downtown and more nature-forward master-planned communities with larger lots.