Frisco neighborhood · 75035
Richwoods
About 1,650 homes behind guarded gates in southeast Frisco, between Independence Pkwy and Coit Rd, south of Rolater Rd and north of SH 121. Built mostly from 2012 to 2017, with the last few homes finished in 2020, it has one mandatory HOA with a clubhouse, fitness center and resort-style pool, and every home is zoned to A-rated Talley Elementary, Lawler Middle and Centennial High.
1,650 homes2 sectionsBuilt mostly 2012–2017Frisco ISDGuard-gated HOA
- East
- West
Two sections, 30 recorded phases
Richwoods was built from the Independence Pkwy side west toward Coit Rd over about six years. The two halves are much alike: typical homes of about 4,100 to 4,200 sq ft on lots of about 8,700 to 9,000 sq ft, at typical values of about $1.17M in the East and $1.06M in the West.
Side by side
| East | West | |
|---|---|---|
| Homes | 712 | 938 |
| Built (median) | 2012–15 (2013) | 2014–18 (2016) |
| Typical size | 4,080 sf | 4,194 sf |
| Most homes | 3,400–5,100 sf | 3,400–5,000 sf |
| Typical lot | 9,000 sf | 8,700 sf |
| Bedrooms (typical) | 4–5 | 5 |
| Two-story | 96% | 98% |
| Pool | 16% | 7% |
| Typical value | $1.17M | $1.06M |
| Middle half | $890K–$1.33M | $971K–$1.31M |
| Per sq ft | $270 | $260 |
| Change, 2025 to 2026 | +4.5% | +3.6% |
| Change since 2021 | +69% | +65% |
| Sold in the last year | 29 (4.1%) | 36 (3.8%) |
| Owner-occupied (homestead) | 93% | 92% |
| Zoning | SF-8.5, SF-7 and patio home (PD-141, 142, 143, 144 and 146) | SF-8.5 and SF-7 (PD-140, 141, 142, 144 and 146) |
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 73% from 2021 to 2024, then dipped about 4% in 2025. This year the typical home's appraisal rose 4.5% in the East and 3.6% in the West. Across all 1,650 homes, half are appraised between $947K and $1.32M.
By recorded subdivision (30)
| Subdivision | Homes | Built | Typical size | Typical lot | Typical value | Per sq ft | Pool |
|---|---|---|---|---|---|---|---|
| Richwoods Phase Eight | 40 | 2013–2014 (2013) | 5,485 sf | 12,600 sf | $1.53M | $285 | 43% |
| Richwoods Phase Eleven A | 23 | 2013–2014 (2013) | 3,895 sf | 7,800 sf | $946K | $243 | 17% |
| Richwoods Phase Eleven B | 38 | 2017–2020 (2018) | 4,599 sf | 10,000 sf | $1.34M | $299 | 13% |
| Richwoods Phase Eleven C | 15 | 2019–2020 (2019) | 4,337 sf | 8,700 sf | $1.33M | $300 | 0% |
| Richwoods Phase Five | 36 | 2012–2017 (2013) | 5,042 sf | 12,300 sf | $1.5M | $300 | 44% |
| Richwoods Phase Four | 42 | 2012–2014 (2012) | 5,002 sf | 13,400 sf | $1.5M | $300 | 62% |
| Richwoods Phase Fourteen | 78 | 2014–2016 (2015) | 3,392 sf | 6,400 sf | $767K | $227 | 0% |
| Richwoods Phase Nine | 46 | 2013–2014 (2013) | 4,603 sf | 10,000 sf | $1.27M | $283 | 15% |
| Richwoods Phase One | 19 | 2012–2019 (2015) | 4,371 sf | 11,400 sf | $1.31M | $296 | 11% |
| Richwoods Phase Seven | 67 | 2012–2020 (2013) | 4,319 sf | 9,100 sf | $1.22M | $282 | 6% |
| Richwoods Phase Six | 73 | 2012–2014 (2012) | 3,820 sf | 7,700 sf | $938K | $245 | 11% |
| Richwoods Phase Ten | 39 | 2013–2014 (2013) | 3,959 sf | 8,300 sf | $967K | $241 | 5% |
| Richwoods Phase Thirteen | 58 | 2013–2014 (2014) | 3,417 sf | 6,200 sf | $763K | $222 | 5% |
| Richwoods Phase Three | 34 | 2012–2013 (2012) | 4,180 sf | 9,000 sf | $1.21M | $293 | 15% |
| Richwoods Phase Twelve | 70 | 2013–2014 (2014) | 4,557 sf | 9,300 sf | $1.26M | $285 | 11% |
| Richwoods Phase Two | 34 | 2012–2012 (2012) | 3,793 sf | 8,500 sf | $923K | $248 | 12% |
| Richwoods Phase Eighteen | 55 | 2014–2015 (2014) | 4,474 sf | 9,400 sf | $1.27M | $284 | 4% |
| Richwoods Phase Fifteen | 53 | 2013–2015 (2014) | 3,895 sf | 8,000 sf | $960K | $241 | 9% |
| Richwoods Phase Nineteen | 83 | 2014–2016 (2015) | 4,478 sf | 9,200 sf | $1.28M | $284 | 6% |
| Richwoods Phase Seventeen | 56 | 2014–2016 (2015) | 4,064 sf | 7,600 sf | $995K | $244 | 2% |
| Richwoods Phase Sixteen | 65 | 2014–2015 (2014) | 4,028 sf | 7,700 sf | $979K | $242 | 5% |
| Richwoods Phase Twenty | 75 | 2014–2016 (2015) | 5,154 sf | 11,700 sf | $1.51M | $289 | 27% |
| Richwoods Phase Twenty Eight | 54 | 2016–2018 (2017) | 4,016 sf | 8,000 sf | $996K | $250 | 2% |
| Richwoods Phase Twenty Five | 88 | 2016–2020 (2017) | 4,682 sf | 9,700 sf | $1.36M | $292 | 14% |
| Richwoods Phase Twenty Four | 52 | 2016–2017 (2016) | 4,619 sf | 9,400 sf | $1.32M | $289 | 2% |
| Richwoods Phase Twenty One | 47 | 2015–2017 (2016) | 4,686 sf | 9,500 sf | $1.33M | $282 | 11% |
| Richwoods Phase Twenty Seven | 97 | 2017–2020 (2018) | 3,914 sf | 7,400 sf | $1.01M | $256 | 4% |
| Richwoods Phase Twenty Six | 41 | 2016–2017 (2016) | 4,055 sf | 7,600 sf | $1.01M | $245 | 2% |
| Richwoods Phase Twenty Three | 78 | 2015–2016 (2016) | 3,408 sf | 6,500 sf | $777K | $226 | 0% |
| Richwoods Phase Twenty Two | 94 | 2015–2016 (2016) | 4,128 sf | 7,700 sf | $1M | $243 | 2% |
The homes
Nearly every home is a two-story built between 2012 and 2018, typically about 4,200 sq ft with five bedrooms on a lot of about 8,800 sq ft. Only 11% have a private pool. The largest lots are in Phases Four, Five and Eight, about 12,300 to 13,400 sq ft, with typical values near $1.5M; Phases Thirteen, Fourteen and Twenty-Three have homes of about 3,400 sq ft on lots of 6,200 to 6,500 sq ft, typically $763K–$777K. Zoning mixes SF-8.5 (669 homes), SF-7 (637) and patio-home (PH) districts (344).
Schools
All of Richwoods 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).
| Level | East and West |
|---|---|
| Elementary | Talley ElementaryA95 · was A |
| Middle | Lawler MiddleA98 · was A |
| High (9–12) | Centennial HighA93 · was A |
Changes to know about
- All three zoned campuses earned A's in both 2025 and 2026. Lawler Middle's 2026 score of 98 was the highest of any Frisco ISD campus.
- Talley Elementary is on Coit Rd and Lawler Middle on Rolater Rd, at the edge of Richwoods.
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
All of Richwoods is in one mandatory association, the Richwoods Association of Homeowners, managed by CMA. Listings show dues of about $600–$750 billed twice a year, or roughly $1,200–$1,500 a year, covering security, grounds maintenance, management and use of the facilities. We couldn't confirm an official website or read the recorded covenants.
All sections
Richwoods Association of Homeowners
Mandatory HOA (per listings), guard-gatedAbout $600–$750 twice a year (per listings)
Registered with the state as a property owners' association. A 2026 listing says dues include concierge service, full use of the facilities, grounds maintenance, management and security. Community Impact estimated about $1,200 a year in 2017. Amenities below come from builder marketing and listings.
- Gated entries with guardhouses, including a 24/7 staffed entrance on Independence Pkwy, and private streets
- An amenity center with a clubhouse, event space, fitness center and the HOA office
- A resort-style pool, built in 2012–13
- Volleyball and basketball courts, athletic fields, parks, playgrounds and a dog park
- Hike-and-bike trails
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 1,650 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
- Duncan Park6 acres · Neighborhood park · by West0.1 mi
- Forest Bark Dog Park8 acres · Neighborhood park0.3 mi
| East | West | |
|---|---|---|
| Grocery | Walmart Supercenter, State Highway 1211.2 mi | Kroger1.5 mi |
| Grocery | Target, State Highway 1211.5 mi | Walmart Supercenter, State Highway 1211.6 mi |
| Library | Frisco Public Library4.7 mi | Frisco Public Library4.3 mi |
| Rec center | Frisco Athletic Center2.6 mi | Frisco Athletic Center2.2 mi |
| Public pool | Frisco Athletic Center2.6 mi | Frisco Athletic Center2.2 mi |
| Fire station | Station 8, Rolater Rd0.7 mi | Station 8, Rolater Rd1.0 mi |
| Hospital | Baylor Scott & White Medical Center – Centennial1.4 mi | Baylor Scott & White Medical Center – Centennial1.2 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:
- East$1.17M home$16,900/yrabout $1,410/mo
- West$1.06M home$15,150/yrabout $1,260/mo
That's city, county, college and Frisco ISD taxes at a combined rate of 1.6755 per $100. These homes aren't in a MUD (municipal utility district). We found no public improvement district (PID) either; Frisco's only PIDs are in Panther Creek.
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 | East | West |
|---|---|---|
| The Star in Frisco | 4.4 | 4.0 |
| Legacy West | 5.4 | 5.1 |
| Toyota North America HQ | 6.1 | 5.7 |
| Downtown Dallas | 24.3 | 24.2 |
| Dallas Love Field | 20.5 | 20.4 |
| DFW Airport | 22.9 | 22.6 |
From the middle of each section; the two halves sit side by side, with their middles about 0.4 miles apart. For rush-hour drive times, see Frisco's commute table or Live Near Work.
History
- 2010–2011Landon Homes buys the land between Independence Pkwy and Coit Rd, north of SH 121. Pape-Dawson draws a gated master plan with an internal ring road linking the parks, schools and amenity center, and gives each gated entry its own landscaping, paving and guardhouse.
- 2012The first two model homes are finished in late April. By October, homes are selling before the community has officially opened, and the main entry gates are still under construction.
- 2012–2013The amenity center's pool and deck are built, from August 2012 to March 2013.
- 2012–2015The east half (Phases 1–14) goes up first. Builders include Landon Homes, Toll Brothers, K. Hovnanian and Newcastle Homes, and sections are marketed under names like Richwoods Province, Estates, Meadow, Heights, Country and Landing.
- 2014–2018The west half (Phases 15–28) fills in toward Coit Rd.
- 2017Community Impact profiles Richwoods, still under development, listing a clubhouse, pool, gated entrance and several neighborhood parks.
- 2019–2020The last few homes are finished, in phases including Eleven C in the East and Twenty-Seven in the West.
A good fit if you want
- A 2010s two-story, typically about 4,200 sq ft with five bedrooms, at typical values of $1.06M–$1.17M
- Gated entries with guardhouses and private streets
- An HOA amenity center with a clubhouse, fitness center, resort-style pool, sports courts and a dog park
- A-rated schools at every level: Talley Elementary (95), Lawler Middle (98) and Centennial High (93)
- No mapped floodplain on any lot
- Baylor Scott & White Medical Center – Centennial about 1.2 to 1.4 miles away
- Walmart and Target on SH 121 within about 1.5 miles, and quick access to the Sam Rayburn Tollway
Know before you buy
- HOA dues run about $1,200–$1,500 a year per listings, billed twice a year.
- Lots are modest for the price, typically about 8,800 sq ft, and only 11% of homes have a private pool.
- Streets are private, per builder marketing. Ask how the HOA funds upkeep of the streets and gates.
- The Frisco Public Library is more than 4 miles away, and the Frisco Athletic Center, the city's rec center and public pool, is 2.2 to 2.6 miles.
- Appraisals dipped about 4% in 2025 before rising 4% this year.
- Few homes sell: 65 (3.9%) changed hands in the last year.
How Richwoods 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; Richwoods' row blends its two sections.
Questions
Where is Richwoods in Frisco?
Richwoods is in southeast Frisco (75035), between Independence Pkwy and Coit Rd, south of Rolater Rd and north of SH 121 (the Sam Rayburn Tollway). The East section (Phases 1–14) runs in from Independence Pkwy, and the West section (Phases 15–28) reaches Coit Rd.
How much do homes in Richwoods cost?
Typical 2026 county appraisals are about $1.17M in the East and $1.06M in the West (Collin CAD); half of all homes are appraised between $947K and $1.32M. Appraisals often trail market prices, so check recent sales.
Is Richwoods gated?
Yes. Builder marketing describes three gated entries with guardhouses and private streets, and listings describe a 24/7 staffed entrance on Independence Pkwy.
Does Richwoods have an HOA?
Yes, a mandatory one per listings: the Richwoods Association of Homeowners, managed by CMA. Dues run about $600–$750 twice a year and cover security, grounds maintenance, management and use of the clubhouse, fitness center and pool.
Which schools serve Richwoods?
All of Richwoods is zoned to Talley Elementary, Lawler Middle and Centennial High in Frisco ISD, all rated A in 2025 and 2026. Lawler's 2026 score of 98 was the highest of any Frisco ISD campus. Confirm any address with Frisco ISD.
How old are the homes, and who built them?
Most were built between 2012 and 2017 by builders including Landon Homes, Toll Brothers, K. Hovnanian and Newcastle Homes. The typical home is a two-story of about 4,200 sq ft with five bedrooms on an 8,800 sq ft lot.
Is Richwoods in a flood zone?
No. None of the 1,650 lots touches FEMA's mapped 1%-annual-chance or 0.2% floodplain. Check the exact address on FEMA's flood map.
What are property taxes in Richwoods?
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 $15,150 a year at the West's typical value and $16,900 in the East, plus HOA dues.
About this data
Home data covers 1,650 single-family homes with county building records in the 30 recorded Richwoods phases (homes split into partial-interest records aren't counted). 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 (32)
- Collin CAD Appraisal Data 2026, certified (Texas Open Data Portal)
- Collin CAD tax parcels (City of Allen GIS)
- Frisco ISD 2026-27 attendance zones (ArcGIS layer)
- 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 school explorer: Frisco ISD
- DFWChild: the 51 A-rated Frisco ISD schools for 2026
- Community Impact: Frisco ISD earns fifth straight A
- City of Frisco HOA directory: Richwoods
- Texas HOA management certificates: Frisco 75035
- CMA HOA Management
- GlobeSt: Landon Homes acquires 506 acres in Frisco (2011)
- ProBuilder: Landon Development acquires 500 acres in Texas (2011)
- ProBuilder: Texas community sells 130 homes in six months (2012)
- Pape-Dawson: Richwoods planning
- TDLR: Richwoods Amenity Center pools (2012–13)
- NewHomeSource: Toll Brothers, Richwoods - Country
- ActiveRain: New home builders in Richwoods
- Texas New Home Rebates: Richwoods
- Community Impact: Featured neighborhood, Richwoods (2017)
- City of Frisco: Public Improvement Districts
- Listing: 14006 Stars Rd (dues, 2026)
- Listing: 13340 Sellaronda Way (dues)
- Listing: 13500 Mardi Gras Ln (dues, amenities)
- Listing: 6527 Detweiller Dr (clubhouse)
- Listing: 5776 Civetta Ct (mandatory HOA, entrances)
- HAR: Talley Elementary
- SchoolDigger: Lawler Middle
Still checking (5)
- Recent sale prices by section. MLS sold data isn't public, so we show county appraisals instead.
- The recorded covenants, leasing and architectural rules, and an official HOA website.
- Whether the HOA now owns the amenity center and private streets.
- Where the Richwoods name and its street names come from.
- Neighborhood-level crime figures. Look up any address on the Frisco Police Department's community crime map.
Subdivisions included (30)
Richwoods Phase Eight, Richwoods Phase Eighteen, Richwoods Phase Eleven A, Richwoods Phase Eleven B, Richwoods Phase Eleven C, Richwoods Phase Fifteen, Richwoods Phase Five, Richwoods Phase Four, Richwoods Phase Fourteen, Richwoods Phase Nine, Richwoods Phase Nineteen, Richwoods Phase One, Richwoods Phase Seven, Richwoods Phase Seventeen, Richwoods Phase Six, Richwoods Phase Sixteen, Richwoods Phase Ten, Richwoods Phase Thirteen, Richwoods Phase Three, Richwoods Phase Twelve, Richwoods Phase Twenty, Richwoods Phase Twenty Eight, Richwoods Phase Twenty Five, Richwoods Phase Twenty Four, Richwoods Phase Twenty One, Richwoods Phase Twenty Seven, Richwoods Phase Twenty Six, Richwoods Phase Twenty Three, Richwoods Phase Twenty Two, Richwoods Phase Two
Neighborhood names don't have official borders. We used Collin and Denton counties' recorded subdivisions. See something off? Tell us.