Frisco neighborhood · 75035

Panther Creek Estates

About 1,050 homes, built mostly 2004–2010, in northeast Frisco between Hillcrest Rd and Coit Rd, from Eldorado Pkwy north to Panther Creek Pkwy. One mandatory HOA, at $460 a year, runs a pool center. Three City parks and Sem Elementary sit inside the neighborhood, and greenbelts lead to the 71-acre Northeast Community Park.

1,047 homes2 sectionsBuilt mostly 2004–2010Frisco ISDMandatory HOACity PID

South North
  • South
  • North

Two sections, six phases

Panther Creek Estates was built in six phases, south to north, under one HOA. The two halves are close to identical: typical values are $529K in the south and $544K in the north, and both go to Sem Elementary, Maus Middle and Heritage High.

Panther Creek Estates I–II Phases I and II, the southern half, just north of Eldorado Pkwy from Hillcrest Rd east toward Coit Rd. ZIP 75035. $529K typical value 497 homes · built mostly 2003–2014 · 2,953 sf · 7,000 sf lots Sem · Maus · Heritage Mandatory HOA, $460/yr Panther Creek Estates III–VI Phases III through VI, the northern half up to Panther Creek Pkwy, with Hummingbird Park and Northeast Community Park on its edges. ZIP 75035. $544K typical value 550 homes · built mostly 2004–2008 · 3,086 sf · 7,400 sf lots Sem · Maus · Heritage Mandatory HOA, $460/yr

Side by side

SouthNorth
Homes497550
Built (median)2003–14 (2005)2004–08 (2006)
Typical size2,953 sf3,086 sf
Most homes2,000–3,700 sf2,100–4,000 sf
Typical lot7,000 sf7,400 sf
Bedrooms (typical)44
Two-story73%80%
Pool6%9%
Typical value$529K$544K
Middle half$475K–$580K$499K–$599K
Per sq ft$180$178
Change, 2025 to 2026−4.0%−4.2%
Change since 2021+46%+46%
Sold in the last year28 (5.6%)17 (3.1%)
Owner-occupied (homestead)68%71%
ZoningBP, NC and RV (PD-2)BP, NC, RV and SF-7 (PD-2)

Collin CAD 2026 certified appraisals for single-family homes. "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. Bedrooms and stories are from county building records.

Home values

Appraisals rose about 53% from 2021 to 2024, held about steady in 2025 and fell this year: South 4.0% and North 4.2%. Across all 1,047 homes, half are appraised between $489K and $591K.

$300K $400K $500K $600K 2021 2022 2023 2024 2025 2026 South $529K North $544K
Median appraisal of the same single-family homes each year, by section (Collin CAD). Appraisals aren't sale prices.
By recorded subdivision (6)
SubdivisionHomesBuiltTypical sizeTypical lotTypical valuePer sq ftPool
Panther Creek Estates Phase I2402003–2017 (2004)2,702 sf7,400 sf$512K$1876%
Panther Creek Estates Phase II2572003–2019 (2006)3,197 sf6,600 sf$544K$1776%
Panther Creek Estates Phase III1472004–2015 (2005)2,770 sf7,400 sf$521K$1909%
Panther Creek Estates Phase IV1532004–2018 (2006)2,992 sf7,200 sf$533K$1808%
Panther Creek Estates Phase V1012006–2015 (2006)2,838 sf7,900 sf$520K$1859%
Panther Creek Estates Phase VI1492006–2018 (2007)3,557 sf7,200 sf$596K$1649%

The homes

Nearly nine in ten homes went up in the 2000s. Three in four are two-story, the typical home has four bedrooms in about 3,000 sq ft, and 27% have five or more bedrooms. Lots are about 7,200 sq ft, and only 7% of homes have a pool. Phase VI has the largest homes, about 3,600 sq ft.

  • 2000s88%
  • 2010s12%
70%have a homestead exemption, so the owner lives there
7%have a pool on the county record
4.3%changed hands in the last 12 months (45 recorded sales)
4bedrooms in the typical home; 27% have five or more
77%are two-story
7,200 sftypical lot (most 6,300–8,600)

Built to a standard

The HOA's FAQ summarizes these rules from the recorded Declaration:

  • All-masonry walls. Exterior walls must be 100% masonry, not counting dormers, gables, porches, windows, doors and similar elements. Paint colors aren't restricted.
  • Roofs. Wood shingle, wood shake, composition or another approved material, in any color.
  • Fences. Fences along Eldorado Pkwy, Hillcrest Rd and Panther Creek Pkwy must be 6-foot cedar board-on-board with a set stain, and fences next to HOA open space must be 6-foot black wrought iron or aluminum that looks like it. Fences between lots are shared, and neighbors split repairs.
  • Approval first. Changes to the home's exterior, roof, garage or patio, and new sheds, fences and patios, need the Architectural Control Committee's approval. Submit at least 30 days ahead; a City permit may also be needed.
  • Signs. One small security sign and one for-sale or for-rent sign are allowed, and political signs are allowed under state law.

Schools

All of Panther Creek Estates is in Frisco ISD, and every section is 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. Frisco ISD overall earned an A (91).

LevelSouth and North
ElementarySem ElementaryA92 · was A
MiddleMaus MiddleA93 · was A
High (9–12)Heritage HighBwas B

Changes to know about

  • Sem Elementary sits inside the neighborhood on Honey Grove Dr, with Hummingbird Park behind it.
  • Heritage High, which serves all of Panther Creek Estates, was rated B in 2026, as in 2025. Sem Elementary (A, 92) and Maus Middle (A, 93) kept their A ratings.

Zones from Frisco ISD's 2026-27 attendance-zone map (after Staley Middle closed). Ratings are TEA's 2026 A–F grades, released August 2026; scores (0–100) are shown where TEA published them. Zones follow street lines and can change, so confirm any address with the district.

HOAs and neighborhood associations

One mandatory HOA covers all 1,047 homes on the City of Frisco's HOA map. Dues are $460 a year, and the HOA runs the pool center and keeps up the greenbelts. The neighboring Ridgeview at Panther Creek and Dominion at Panther Creek have their own associations and aren't part of it. We found no gates.

All sections

Panther Creek Association of Homeowners (Panther Creek Estates HOA)

Mandatory HOA$460/yr, billed $230 twice a year

Covers all six phases and is managed by RealManage. The City lists it as a "5 Star Gold" neighborhood in its HOA directory. The HOA doesn't own the streets, so the City handles parking enforcement.

  • A pool center at Yoakum Dr and Capstone Dr with two pools and a splash pool, open from early May to early October, 11 a.m. to 9 p.m., with no lifeguard
  • Pool entry by key card, one per household, with up to 2 guests
  • Greenbelts and open space built through the City PID and kept up by the HOA; several lead to Northeast Community Park
  • Open board meetings every month, and a printed newsletter mailed four times a year
Association website →

Association names come from the City of Frisco's HOA directory map; dues, rules and amenities come from each association's website, posted documents and recent listings, checked October 2026. Ask for the resale certificate and recorded covenants on any home.

Flood zones

None of the 1,047 lots touches FEMA's mapped 1%-annual-chance or 0.2% floodplain.

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

  • Hummingbird Park4 acres · Neighborhood park · by NorthNext door
  • Mourning Dove Park7 acres · Neighborhood parkNext door
  • Mourning Dove Trail5 acres · GreenbeltNext door
SouthNorth
GroceryTom Thumb, Coit Rd0.6 miTom Thumb, Coit Rd0.9 mi
GroceryKroger, Custer Rd2.5 miKroger, Custer Rd2.5 mi
LibraryFrisco Public Library4.0 miFrisco Public Library4.2 mi
Rec centerFrisco Athletic Center3.7 miFrisco Athletic Center4.1 mi
Public poolFrisco Athletic Center3.7 miFrisco Athletic Center4.1 mi
Fire stationStation 5, Eldorado Pkwy1.5 miStation 5, Eldorado Pkwy1.6 mi
HospitalMethodist McKinney Hospital3.2 miBaylor Scott & White Medical Center – Frisco at PGA Parkway2.9 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:

  • South$529K home$6,850/yrabout $570/mo
  • North$544K home$7,100/yrabout $590/mo

That's city, county, college and Frisco ISD taxes at a combined rate of 1.6755 per $100. Panther Creek Estates is also in a City of Frisco public improvement district (PID), created in 2003 to pay for the neighborhood's parks and open space. Per the HOA, the City assessed each home $2,500, paid at closing or in yearly installments over 20 years on a separate City bill, so ask whether any balance remains on a home. The homes aren't in a MUD (municipal utility district).

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 toSouthNorth
The Star in Frisco5.55.9
Legacy West7.37.7
Toyota North America HQ7.67.9
Downtown Dallas27.427.8
Dallas Love Field23.423.8
DFW Airport24.424.7

From the middle of each section; the two sections are less than half a mile apart. For rush-hour drive times, see Frisco's commute table or Live Near Work.

History and the names on the street signs

  1. 2003The City approves the first final plats, for Phases 1–3, and creates the Panther Creek Estates Public Improvement District to pay for the neighborhood's parks and open space, at $2,500 per home.
  2. 2004–2006Phases 4, 5 and 6 are platted, completing the neighborhood. Listings for 2005 homes name Centex and Meritage as builders.
  3. 2013Community Impact profiles the neighborhood, listing a pool, greenbelt, parks and playground, and estimates HOA dues at $402 a year.
  4. 2016The HOA board moves to form a landscape committee to renew the perimeter fences and plantings along Eldorado Pkwy, Hillcrest Rd and Panther Creek Pkwy.
  5. 2017The City finishes Phase I of Northeast Community Park, which the neighborhood's greenbelts reach. Phase II follows in 2023.
  6. 2026On Sept. 29, the City files replats for its own non-residential lots in Phases 1, 2, 3 and 5. They were still under review in mid-October.

Streets: Texas towns

Corsicana, Stephenville, Hillsboro, Beeville, Gatesville, Henderson, Honey Grove, Round Mountain and Yoakum are all Texas towns.

Parks: birds

The three City parks inside the neighborhood are Mourning Dove, Bobwhite and Hummingbird.

We didn't find a document explaining the names; the matches are ours.

A good fit if you want

  • A 2000s four-bedroom home in northeast Frisco, with half appraised between $489K and $591K
  • One HOA with a pool center (two pools and a splash pool) for $460 a year
  • Three City parks inside the neighborhood, plus greenbelts to the 71-acre Northeast Community Park, with cricket pitches, fishing and the Frisco Skate Park
  • A-rated Sem Elementary, inside the neighborhood, and Maus Middle
  • No mapped floodplain: none of the 1,047 lots touches FEMA's flood zones
  • All-masonry homes under recorded covenants
  • Tom Thumb on Coit Rd about 0.6 mile from the south section

Know before you buy

  • Homes are in a City PID: each was assessed $2,500 for parks and open space, paid at closing or over 20 years on a City bill. Ask whether a balance remains.
  • Only 7% of homes have their own pool. The HOA pool has no lifeguard and is open from early May to early October.
  • Heritage High, which serves the whole neighborhood, was rated B in 2026.
  • Covenants require all-masonry exterior walls and set fence styles along the parkways and open space, and exterior changes need committee approval.
  • Appraisals fell about 4% this year in both sections.
  • Most homes were built 2004–2010, so original roofs, HVAC systems and water heaters may be due for replacement. Inspect them.

How Panther Creek Estates compares

NeighborhoodTypical valuePer sq ftTypical sizeBuiltHomesSchools
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; Panther Creek Estates' row blends its two sections.

Questions

Where is Panther Creek Estates in Frisco?

Panther Creek Estates is in northeast Frisco (75035), bounded by Eldorado Pkwy on the south, Hillcrest Rd on the west and Panther Creek Pkwy on the north, west of Coit Rd. Phases I–II are the southern half and Phases III–VI the northern half, with Northeast Community Park at the northeast corner.

How much do homes in Panther Creek Estates cost?

Typical 2026 county appraisals are about $529K in the south (Phases I–II) and $544K in the north (Phases III–VI) (Collin CAD). Appraisals often trail market prices, so check recent sales.

Does Panther Creek Estates have an HOA?

Yes. The Panther Creek Association of Homeowners is mandatory, and dues are $460 a year, billed as $230 in December and June. RealManage manages it, and it runs the pool center at Yoakum Dr and Capstone Dr. Ridgeview at Panther Creek, next door, is a separate neighborhood without access to the pool.

What is the Panther Creek Estates PID?

A City of Frisco public improvement district created in 2003 to pay for the neighborhood's open space and parks. Per the HOA, each home was assessed $2,500, paid at closing or in yearly installments over 20 years on a separate City bill, and the HOA keeps up the PID areas through its dues. Ask the seller or title company whether any balance remains.

Which schools serve Panther Creek Estates?

All of Panther Creek Estates is in Frisco ISD and zoned to Sem Elementary, which is inside the neighborhood, Maus Middle and Heritage High. Confirm any address with Frisco ISD.

What parks are nearby?

Three City parks sit inside the neighborhood: Mourning Dove (a basketball court, pavilion and playground), Bobwhite (practice fields and a tree orchard) and Hummingbird, behind Sem Elementary (an amphitheater and nature garden). HOA greenbelts lead to the 71-acre Northeast Community Park, with cricket pitches, a fishing pond, practice fields and the Frisco Skate Park.

How old and how big are the homes?

Phases I–II were built mostly 2003–2014 and Phases III–VI 2004–2008. Typical homes are about 3,000 to 3,100 sq ft with four bedrooms on lots of about 7,000 to 7,400 sq ft; Phase VI's are the largest, about 3,600 sq ft.

What are property taxes in Panther Creek Estates?

The combined rate for the City of Frisco, Collin County, Collin College and Frisco ISD is about $1.68 per $100 of value before exemptions. With a homestead exemption, that's roughly $6,850 a year at the south's typical value and $7,100 in the north, plus HOA dues and any remaining PID installment.

About this data

Home data covers 1,047 single-family homes with county building records in the six recorded Panther Creek Estates phases. Ridgeview at Panther Creek, Dominion at Panther Creek and The Village at Panther Creek are separate subdivisions outside the Panther Creek Estates HOA and aren't included. Values are 2026 Collin CAD certified appraisals, not sale prices. Lot sizes are measured from county parcel maps. We don't publish demographic data about neighborhoods.

Sources (36)
Still checking (7)
  • Recent sale prices by section. MLS sold data isn't public, so we show county appraisals instead.
  • Whether any homes still owe PID installments in 2026, and the PID resolution's full terms.
  • The full recorded Declaration, including any minimum home size or leasing rules; the HOA posts only a summary.
  • Who developed Panther Creek Estates. The HOA's FAQ says the PID came from a proposal by Intermandeco; we haven't confirmed its role as master developer.
  • What the City plans for the non-residential lots in its September 2026 replats.
  • Neighborhood-level crime figures. Look up any address on the Frisco Police Department's community crime map.
  • 2026 TEA scores (0–100) for B- and C-rated campuses, which published sources didn't include.
Subdivisions included (6)

Panther Creek Estates Phase I, Panther Creek Estates Phase II, Panther Creek Estates Phase III, Panther Creek Estates Phase IV, Panther Creek Estates Phase V, Panther Creek Estates Phase VI

Neighborhood names don't have official borders. We used Collin and Denton counties' recorded subdivisions. See something off? Tell us.