Frisco neighborhood · 75034
Heritage Lakes
A gated neighborhood of 588 homes in southwest Frisco, south of Lebanon Rd between Legacy Dr and Teel Pkwy, built from 1999 to 2006. One mandatory HOA runs a clubhouse, a private 9-hole short course, a lazy river and stocked ponds. The address is Frisco, but the schools are Lewisville ISD.
588 homes2 sectionsBuilt mostly 2000–2005Lewisville ISDGated, mandatory HOA
- North
- South
Two sections, four subdivisions
Heritage Lakes was built in two waves: Phases 1–3 from 1999, then Phases 4 and 5 in 2004–05. Typical values are within about $20K of each other, but South's homes are bigger and more of them are two-story.
Side by side
| North | South | |
|---|---|---|
| Homes | 375 | 213 |
| Built (median) | 1999–2004 (2002) | 2004–05 (2005) |
| Typical size | 2,957 sf | 3,426 sf |
| Most homes | 2,300–3,800 sf | 2,700–3,800 sf |
| Typical lot | 7,200 sf | 8,200 sf |
| Bedrooms (typical) | 4 | 4 |
| Two-story | 76% | 92% |
| Pool | 10% | 18% |
| Typical value | $630K | $650K |
| Middle half | $565K–$712K | $603K–$708K |
| Per sq ft | $218 | $195 |
| Change, 2025 to 2026 | +1.2% | −3.1% |
| Change since 2021 | +55% | +54% |
| Sold in the last year | 22 (5.9%) | 10 (4.7%) |
| Owner-occupied (homestead) | 70% | 81% |
| Zoning | patio home and SF-7 (PD-80) | Patio home (PD-80) |
Denton CAD 2026 certified appraisals for single-family homes, with the 2021–2025 certified rolls for the change columns. "Change" is the typical home's own appraisal change, which can differ from the change in the median shown in the chart. "Sold" counts warranty deeds recorded in the 12 months to Oct 27, 2026 (Denton County records). Bedrooms, stories and pools are from Denton CAD building records.
Home values
The typical appraisal rose about 57% from 2021 to 2023, dipped about 6% in 2024, edged up about 3% in 2025 and held about level this year. This year North rose 1.2% and South fell 3.1%. Across all 588 homes, half are appraised between $581K and $710K.
By recorded subdivision (4)
| Subdivision | Homes | Built | Typical size | Typical lot | Typical value | Per sq ft | Pool |
|---|---|---|---|---|---|---|---|
| Heritage Lakes Ph 1 | 144 | 1999–2006 (2000) | 2,865 sf | 7,200 sf | $632K | $222 | 13% |
| Heritage Lakes Ph 1 & 3 | 105 | 2002–2006 (2003) | 3,098 sf | 8,400 sf | $657K | $214 | 11% |
| Heritage Lakes Ph 2 | 126 | 2000–2005 (2002) | 2,690 sf | 7,200 sf | $600K | $217 | 6% |
| Heritage Lakes Ph 4 & 5 | 213 | 2004–2006 (2005) | 3,426 sf | 8,200 sf | $650K | $195 | 18% |
The homes
Most homes were built from 2000 to 2005 and are two-story, typically about 3,200 sq ft with four bedrooms. Lots are modest for homes that size, about 7,400 sq ft, and most of the neighborhood is zoned for patio homes. Only 13% have a private pool. South's 2004–05 homes are larger, about 3,400 sq ft, and 92% are two-story.
Schools
All of Heritage Lakes is in Lewisville ISD, not Frisco ISD, and both sections are zoned to the same schools. These are the Texas Education Agency's 2026 A–F ratings, released in August 2026, with last year's grade for comparison. Lewisville ISD overall earned a B.
| Level | North and South |
|---|---|
| Elementary | Tom Hicks ElementaryBwas A |
| Middle | Arbor Creek MiddleAwas B |
| High (9–12) | Hebron HighBwas B |
Changes to know about
- Arbor Creek Middle rose from a B in 2025 to an A in 2026; Tom Hicks Elementary slipped from A to B.
- Tom Hicks Elementary is on Compass Dr in Frisco. Arbor Creek Middle and Hebron High are in Carrollton. Ninth grade meets at Hebron's separate 9th Grade Campus, which has no separate rating in the Texas Tribune's campus list.
- Lewisville ISD closed five elementary schools ahead of 2025–26 (B.B. Owen, Creekside, Garden Ridge, Highland Village and Polser). None of them are Heritage Lakes' schools.
Zones from 2026 MLS listings in Phases 1, 2 and 4 & 5, which all name these three schools, Community Impact's 2017 profile, and Lewisville ISD's 2026-27 school locator, where the Tom Hicks zone feeds Arbor Creek Middle and Hebron High. We couldn't run an address check in the locator, so confirm any address with the district. Ratings are from the Texas Tribune's campus pages, which don't show 0–100 scores for these schools.
HOAs and neighborhood associations
One mandatory association, the Heritage Lakes Homeowners Association, covers all 588 homes, and RealManage manages it. 2026 listings show dues of $720 a quarter; listings say they cover the amenities, grounds maintenance, management and security. We couldn't find an official HOA website or its governing documents.
All sections
Heritage Lakes Homeowners Association, Inc.
Mandatory HOA$720/qtr (per 2026 listings)
Registered with the state as a property owners' association. Community Impact estimated dues at $387 a quarter in 2013 and $432 in 2017. The clubhouse was renovated in 2022 to repair flood damage and add restrooms.
- Gated entry; listings describe a guard-gated entry and 24-hour gated security
- A clubhouse on Village Blvd with a ballroom, billiards room and fitness center
- A private 9-hole short course for residents, described in listings as par-3 or executive
- A lap pool, lazy river and spa
- Stocked fishing ponds, walking trails, playgrounds and sports courts
Association names come from the City of Frisco's HOA directory map; dues and amenities come from recent listings and news coverage, checked October 2026, because we couldn't find an official association website. Ask for the resale certificate and recorded covenants on any home.
Flood zones
8 of the 588 lots (under 2%) touch FEMA's 1%-annual-chance floodplain (Zone AE or A): 4 in North, 4 in South, mostly on Continental Dr, Victory Dr, Columbus Dr and Adams Ln. In most cases only part of the lot is mapped, not the house. Another 2 lots touch the 0.2% (500-year) zone.
From FEMA's National Flood Hazard Layer, checked against county parcel lines Oct 2026. Lenders decide flood-insurance requirements by the structure, so check the exact address. FEMA flood map lookup
Parks, trails and everyday stops
| North | South | |
|---|---|---|
| Grocery | Kroger, Legacy Dr0.9 mi | Kroger, Legacy Dr1.1 mi |
| Grocery | Market Street, Legacy Dr1.1 mi | Market Street, Legacy Dr1.2 mi |
| Library | Frisco Public Library2.5 mi | Frisco Public Library2.8 mi |
| Rec center | Frisco Athletic Center3.3 mi | Frisco Athletic Center3.5 mi |
| Public pool | Frisco Athletic Center3.3 mi | Frisco Athletic Center3.5 mi |
| Fire station | Station 3, Warren Pkwy1.0 mi | Station 3, Warren Pkwy1.0 mi |
| Hospital | Baylor Scott & White Medical Center – Frisco1.2 mi | Baylor Scott & White Medical Center – Frisco1.1 mi |
Straight-line miles from the middle of each section. Facilities from City of Frisco GIS; stores and hospitals (full-service, with an ER) from OpenStreetMap, October 2026. The Frisco Athletic Center is the city's rec center and its public pool.
Property taxes
With a homestead exemption, a home at each section's typical 2026 appraisal pays about:
- North$630K home$8,800/yrabout $730/mo
- South$650K home$9,150/yrabout $760/mo
That's city, county and Lewisville ISD taxes at a combined rate of 1.7293 per $100. Denton CAD lists only the City of Frisco, Denton County and Lewisville ISD as taxing units here, so there's no MUD (municipal utility district), PID or other special district. As Denton County homes, they pay no college-district tax.
Work out your full monthly cost
Estimate from Realust's True Cost rates (latest adopted). The homestead exemption needs a filing; new owners often pay more in year one. Your bill uses your own appraisal.
Getting around
| Straight-line miles to | North | South |
|---|---|---|
| The Star in Frisco | 1.6 | 1.6 |
| Legacy West | 2.9 | 2.7 |
| Toyota North America HQ | 2.2 | 1.9 |
| Downtown Dallas | 23.2 | 22.9 |
| Dallas Love Field | 18.6 | 18.2 |
| DFW Airport | 18.1 | 17.8 |
From the middle of each section; the two sections are about a third of a mile apart. For rush-hour drive times, see Frisco's commute table or Live Near Work.
What's being built nearby
History and the names on the street signs
- 1997Denton County records show the Heritage Lake joint venture acquiring the land that becomes the clubhouse lot and common areas.
- 1998–1999Heritage Lakes Joint Venture files the Phase 1 plat with the City of Frisco, prepared by the engineering firm Jones & Boyd. The first homes go up in 1999.
- 2000–2001Phases 2 and 3 are platted, and the clubhouse on Village Blvd is built in 2001.
- 2001–2005Blackard Developments applies to plat Phases 4 and 5 in August 2001; the City's plat layer dates the final plat to 2003. Homes there go up in 2004–05, and Community Impact gives 2005 as the build-out year.
- 2013Community Impact profiles Heritage Lakes as a gated community with a pool, lazy river, pitch-and-putt golf, clubhouse, park and playground, with dues of about $387 a quarter.
- 2017A second Community Impact profile lists Hicks Elementary, Arbor Creek Middle and Hebron High as its schools and estimates dues at $432 a quarter.
- 2022The HOA renovates the clubhouse to repair flood damage and add new restrooms, a project the state estimated at $420,000.
North: presidents and peace
Washington, Jefferson, Adams, Lincoln, Roosevelt and Truman share the streets with Armistice, Victory, Peace, Honor, Patriot, Republic and Constitution.
South: voyages and founding
Columbus, Mayflower, Pilgrim and Chesapeake recall early voyages and colonies, next to Continental, Nation, United, Founders, Capitol, Senate, Monument and Banner.
We didn't find a document explaining the street names; the matches are ours. The neighborhood's name may play on the same theme, but we couldn't confirm where it comes from.
A good fit if you want
- A gated neighborhood with a clubhouse, lazy river and private 9-hole short course, for $720 a quarter (2026 listings)
- A four-bedroom, two-story home from the early 2000s, typically $630K–$650K
- Stocked ponds, walking trails and playgrounds inside the gate
- Patio-home lots of about 7,400 sq ft
- Lewisville ISD schools, including A-rated Arbor Creek Middle
- Kroger and Market Street on Legacy Dr, about a mile away
- Baylor Scott & White Medical Center – Frisco about a mile away
Know before you buy
- Dues have climbed: Community Impact estimated $387 a quarter in 2013 and $432 in 2017, and 2026 listings show $720.
- The address is Frisco, but the schools are Lewisville ISD. Arbor Creek Middle and Hebron High are in Carrollton, and ninth grade meets at a separate Hebron campus.
- The clubhouse needed flood repairs in 2022. Ask the HOA about its reserves and any special assessments.
- 8 lots touch FEMA's mapped floodplain, mostly on Continental Dr and Victory Dr. Usually only part of the lot is mapped.
- South's appraisals fell 3.1% this year.
- Some listings mention tennis-club privileges, but we couldn't confirm any arrangement with the HOA or the nearby Lakes Tennis Academy.
How Heritage Lakes compares
| Neighborhood | Typical value | Per sq ft | Typical size | Built | Homes | Schools |
|---|---|---|---|---|---|---|
| Chapel Creek | $1.61M | $299 | 5,274 sf | 2007 | 349 | Frisco |
| Starwood | $1.4M | $315 | 4,635 sf | 2000 | 905 | Frisco |
| Newman Village | $1.38M | $338 | 4,234 sf | 2015 | 713 | Frisco |
| Stonebriar | $1.18M | $306 | 3,975 sf | 1994 | 713 | Lewisville |
| Richwoods | $1.08M | $265 | 4,173 sf | 2015 | 1,650 | Frisco |
| Phillips Creek Ranch | $1.02M | $259 | 4,062 sf | 2016 | 2,070 | Frisco |
| Lone Star Ranch | $674K | $197 | 3,481 sf | 2005 | 1,572 | Frisco |
| The Trails | $650K | $208 | 3,300 sf | 2003 | 2,895 | Frisco |
| Heritage Lakes | $644K | $210 | 3,171 sf | 2003 | 588 | Lewisville |
| Panther Creek Estates | $537K | $179 | 3,016 sf | 2006 | 1,047 | Frisco |
| Plantation Resort | $499K | $211 | 2,391 sf | 1996 | 2,203 | Frisco |
| Frisco Lakes | $465K | $254 | 1,786 sf | 2013 | 3,001 | Little Elm & Frisco |
Other neighborhoods are shown as a whole; Heritage Lakes' row blends its two sections.
Questions
Where is Heritage Lakes in Frisco?
Heritage Lakes is in southwest Frisco (75034), on the Denton County side, south of Lebanon Rd between Legacy Dr and Teel Pkwy. Phases 1–3 make up the north and center, with the clubhouse on Village Blvd, and Phases 4 and 5 are at the south end. Stonebriar is just to the southeast.
How much do homes in Heritage Lakes cost?
Typical 2026 county appraisals are about $630K in North and $650K in South (Denton CAD). Appraisals often trail market prices, so check recent sales.
Is Heritage Lakes gated?
Yes. Community Impact describes it as a gated community, and listings describe a guard-gated entry and 24-hour gated security.
What are the HOA dues in Heritage Lakes?
The Heritage Lakes Homeowners Association is mandatory. 2026 listings show $720 a quarter, which listings say covers the clubhouse, pools, golf course, grounds, management and security. RealManage manages it.
Does Heritage Lakes have a golf course?
Yes, a private 9-hole short course for residents, described in listings as par-3 or executive, along with stocked ponds, a lap pool, a lazy river and a clubhouse with a fitness center.
Which schools serve Heritage Lakes?
Heritage Lakes is in Lewisville ISD, not Frisco ISD. Both sections are zoned to Tom Hicks Elementary (B in 2026), Arbor Creek Middle (A) and Hebron High (B), with ninth grade at Hebron's 9th Grade Campus. Confirm any address with Lewisville ISD.
Is Heritage Lakes in a flood zone?
Mostly no. 8 of 588 lots touch FEMA's 1%-annual-chance floodplain, 4 in each section, and usually only part of the lot is mapped. Check the exact address on FEMA's flood map.
What are property taxes in Heritage Lakes?
The combined rate for the City of Frisco, Denton County and Lewisville ISD is about $1.73 per $100 of value before exemptions; Denton County homes pay no college-district tax. With a homestead exemption, that's roughly $8,800 a year at North's typical value and $9,150 at South's, plus HOA dues.
About this data
Home data covers 588 single-family homes with county building records in the four recorded Heritage Lakes subdivisions. Values are 2026 Denton CAD certified appraisals, not sale prices. Bedroom counts are on the county record for 466 of the 588 homes. Lot sizes are measured from county parcel maps. We don't publish demographic data about neighborhoods.
Sources (37)
- Denton CAD certified appraisal data, 2021–2026 (data downloads)
- Denton County GIS parcels
- City of Frisco GIS: zoning, parks, city facilities
- City of Frisco HOA directory map
- FEMA National Flood Hazard Layer
- OpenStreetMap
- Texas HOA management certificate search
- TEA: 2026 A-F accountability ratings
- Texas Tribune: Lewisville ISD 2026 rating
- Texas Tribune: Tom Hicks Elementary
- Texas Tribune: Arbor Creek Middle
- Texas Tribune: Hebron High
- Texas Tribune: 2024-25 rating, Tom Hicks Elementary
- Texas Tribune: 2024-25 rating, Arbor Creek Middle
- Texas Tribune: 2024-25 rating, Hebron High
- Texas Tribune: Lewisville ISD campus list
- Lewisville ISD school locator (2026-27)
- Hebron High 9th Grade Campus: attendance boundary
- Tom Hicks Elementary
- Community Impact: 5 Lewisville ISD schools to close ahead of 2025-26
- Community Impact: Featured neighborhood: Heritage Lakes (2013)
- Community Impact: Featured neighborhood: Heritage Lakes (2017)
- City of Frisco HOA directory: Heritage records
- Texas HOA management certificates: Heritage Lakes
- TDLR TABS2022023087: Heritage Lakes HOA clubhouse renovation
- City of Frisco plat layer: Heritage communities
- City of Frisco eTRAKiT P1998-0016 (Phase 1 plat)
- City of Frisco eTRAKiT P2000-0371 (Phase 3 plat)
- City of Frisco eTRAKiT FP01-0023 (Phases 4 and 5 plat)
- Denton County parcels: Heritage Lakes taxing units
- Denton County parcels: HOA and joint-venture common areas
- Denton County parcels: Heritage Lakes street names
- Lakes Tennis Academy
- Listing: Heritage Lakes Ph 1 (Victory Dr)
- Listing: Heritage Lakes Ph 2 (Patriot Dr)
- Listing: Heritage Lakes Ph 4 & 5 (Pilgrim Dr)
- Listing: Heritage Lakes (Pilgrim Dr, dues and amenities)
Still checking (6)
- Recent sale prices by section. MLS sold data isn't public, so we show county appraisals instead.
- Who the partners in Heritage Lakes Joint Venture were, which builders built the homes, and where the name comes from.
- The HOA's governing documents, leasing and architectural rules, and an official website.
- Whether any tennis-club privileges come with the HOA, as some listings say.
- An address-level check in Lewisville ISD's 2026-27 school locator, and 0–100 TEA scores for Tom Hicks, Arbor Creek and Hebron.
- Neighborhood-level crime figures. Look up any address on the Frisco Police Department's community crime map.
Subdivisions included (4)
Heritage Lakes Ph 1, Heritage Lakes Ph 1 & 3, Heritage Lakes Ph 2, Heritage Lakes Ph 4 & 5
Neighborhood names don't have official borders. We used Collin and Denton counties' recorded subdivisions. See something off? Tell us.