Frisco is the suburb people name first when they think of North Texas growth. It went from a farm town to one of the largest cities in the region in about two decades, and it still feels new: wide parkways, recently built schools, master-planned neighborhoods and a pro sports team around almost every corner. It also earns a Realust Score of 92, tied for the highest of the 84 cities we track.
High scores don’t make it the right fit for everyone, though. Here’s what living in Frisco is actually like, using Realust data and the city’s own numbers, plus the tradeoffs people tend to learn after they move.
Frisco at a glance
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Starter homes run about $670K; premium homes about $1.36M.
Top 3% in Texas, 98.8% graduation rate, 54 A-rated campuses.
28.4 miles to downtown Dallas, 24.2 to DFW Airport.
How big is Frisco now?
The Census Bureau estimates Frisco had 236,955 residents on July 1, 2025, up from 200,509 at the 2020 Census. The city’s own running estimate is higher, at 249,511, and its planning department expects about 330,000 people at build-out across 69 square miles. In other words, Frisco is far from finished. Realust measures about 26.9% population growth over five years, which is why Frisco scores 82 on Growth.
That growth is the point for a lot of buyers: new schools, new shopping and new jobs keep arriving. It also means construction, changing traffic patterns and fields that become subdivisions while you watch.
Housing and what it costs
Frisco’s median home price in our data is $869,990, or about $289 per square foot. The typical home was built around 2017 on a lot of roughly 8,400 square feet, so expect newer construction on modest lots rather than big yards. Starter homes come in around $670,000 and premium homes around $1.36 million.
The market has cooled. Prices are down 6.2% over the past year, though still up 52.6% over five years. Homes take a median of 72 days to sell and close at about 96.7% of asking price, which gives buyers more room to negotiate than they had in 2021 or 2022. Renting is an option too: median rent is $1,891 a month, versus an estimated $4,546 monthly payment to buy the median home.
On taxes, Frisco’s city rate is $0.425517 per $100 of value for FY2025-26, unchanged from the year before, and the city raised its homestead exemption to 20%, the most Texas allows. Frisco ISD’s total rate is $1.0194 for the 2025 tax year. County and college district rates are added on top, and they differ depending on whether your address is in Collin or Denton County. About one in six homes in our data has an HOA, averaging $111 a month.
- Is a newer home on a smaller lot what you want, or would you trade age for space?
- What’s the all-in monthly cost once property tax, insurance and HOA are included?
Schools
Schools are a big reason many families choose Frisco. Frisco ISD earns an A in our data, ranks in the top 3% of Texas districts and posts a 98.8% graduation rate. The district serves more than 64,000 students across 12 high schools, 18 middle schools and 43 elementary schools.
One catch: district lines don’t follow city lines. The city notes that parts of Frisco are zoned to Prosper ISD, Lewisville ISD and Little Elm ISD, each with a different tax rate. Always check the specific campuses for an address before you make an offer.
Safety
Frisco’s Safety score is 82, with a B+ grade. Violent crime runs about 1.01 incidents per 1,000 residents and property crime about 10.03 per 1,000. Both are low for a city this size.
Getting around
Frisco is a driving city. The Dallas North Tollway, Sam Rayburn Tollway (SH 121) and US 380 carry most trips, and the average commute in our data is 29 minutes. Frisco is not a DART member city, so there is no rail service. Public transit is limited to the DCTA GoZone on-demand rideshare, which covers about a third of the city on weekdays from 6 a.m. to 6 p.m., plus rides for seniors and residents with disabilities and a free downtown shuttle.
Expect road work for a while. NTTA’s tollway extension north of US 380 is under construction, with the first segment to FM 428 expected to open in late 2027, and TxDOT has proposed rebuilding US 380 through the area as a six-lane divided highway.
Jobs and the economy
Frisco has become a jobs destination, not just a bedroom community. The city’s largest employers include Frisco ISD, the Dallas Cowboys, HCL Technologies and Keurig Dr Pepper, and the Frisco Economic Development Corporation lists major operations for companies like T-Mobile and the PGA of America. In our data, 33.7% of Frisco workers work from home, and the median household income is $144,567.
Day-to-day life
Frisco’s Lifestyle score is 89. Weekends revolve around youth sports, parks and entertainment: the city runs more than 60 parks, and The Star (the Cowboys’ headquarters), FC Dallas, the Frisco RoughRiders and the PGA’s headquarters campus all draw crowds. Universal Kids Resort opened in July 2026, adding another regional draw (and more weekend traffic). What Frisco has less of is old tree canopy and historic character. If you want a walkable older downtown, McKinney or Plano will feel more familiar.
The honest tradeoffs
- Cost. Frisco has the lowest Affordability score of the cities around it (60). You are paying for schools and newness.
- Construction and traffic. Growth is still running, and major road projects continue through at least late 2027.
- Limited transit. No rail, and on-demand service covers only part of the city on weekdays.
- A uniform feel. Most neighborhoods are newer subdivisions with similar architecture.
- Will you use the schools, parks and amenities enough to justify the premium?
- How does your daily drive look at rush hour from the specific neighborhood you’re considering?
Who Frisco fits
- Families who put schools first and want newer homes and amenities close by.
- Remote and hybrid workers who don’t commute daily to Dallas.
- Sports and entertainment fans who want things to do without driving into the city.
Frisco may not fit if your budget is tight, you need transit, or you want an older neighborhood with mature trees. To see how it compares with nearby options, put Frisco, McKinney and Plano side by side, read our Frisco vs. Plano vs. McKinney matchup, or explore the full Frisco city page.
Find the city that fits your weights
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Sources
- U.S. Census Bureau QuickFacts: Frisco city, Texas
- City of Frisco: Demographics
- City of Frisco: Property tax rates (FY2025-26) and school districts in the city
- City of Frisco: FY2025-26 tax rate and 20% homestead exemption
- Frisco ISD: About the district
- Frisco ISD: Tax rate history
- City of Frisco: Transit and GoZone rideshare
- NTTA: Dallas North Tollway Phase 4 project report (May 2026)
- TxDOT: US 380 Teel Parkway to Lakewood Drive
- City of Frisco: Citizens Financial Report FY2025 (principal employers)
- Frisco EDC: Corporate businesses
- City of Frisco: Parks
- Visit Frisco: Universal Kids Resort opening
Realust figures (scores, prices, days on market, crime rates, commute, school grades) are from Realust data as of October 2026; the comparison table updates live. Tax rates, population and project dates are from the official sources listed above. Rates change every year, so confirm with the appraisal district before you buy.