Prices are finding their footing
Citywide measures cluster around the low-$500,000s. Different data providers tell slightly different stories because a typical home-value estimate and a median closed sale measure different things.
LOCAL PERSPECTIVE / SEPTEMBER 2026
A closer look
at Plano.
An established city.
A changing housing market.
Explore the prices, ownership costs, and neighborhood changes shaping the next chapter of Plano real estate.
Explore the marketA reading guide to the supplied 2026 market report.
View data notes and sources
$490–530K
Reported sale-price range
Across the report’s citywide sources
2.9–3.5
Months of inventory
More choice than the pandemic peak
22–43
Days on market
Varies by location and price point
01 / THE MARKET
More room to negotiate.
More reasons to be precise.
The report describes a market moving beyond bidding-war conditions, with location, condition, and monthly cost carrying more weight.
Preparation still matters
The report says more than 42% of listings had a price reduction. Updated, well-positioned homes compete differently from properties needing substantial work.
Resale supply has its own constraints
Owners with older, lower-rate mortgages may be reluctant to move. Plano’s mature housing stock and limited open land make infill and redevelopment particularly relevant.
THE LOCAL TAKEAWAY
A citywide median is a starting point. Nearby comparable sales, property condition, and the exact location tell a more useful story.
02 / A MARKET OF NEIGHBORHOODS
One city.
Six different price stories.
From East Plano to the Legacy corridor, the report shows a wide spread in pricing. Compare the figures without losing sight of the homes behind them.
Plano by ZIP code
August–September 2026 · supplied report| ZIP / area | Median sale price | Days on market | Sale-to-list | Annual change |
|---|---|---|---|---|
| 75074 East Plano | $380K–405K | ~26 days | 97.5% | Flat |
| 75023 Central / East | $464,799 | 35 days | 98.7% | +6.9% |
| 75075 Central Plano | $459,801 | 33 days | 97.1% | −3.7% |
| 75025 Central / West | $574,751 | 41 days | 97.9% | +2.6% |
| 75024 West Plano | $599,740 | 39 days | 96.8% | −5.9% |
| 75093 West Plano | $849,000 | 19 days | 98.2% | +17.1% |
Figures are approximate and drawn from the supplied report, not a live MLS feed. Luxury sales can change the monthly mix substantially, particularly in 75093. A ZIP code does not establish a school attendance boundary. Sale-to-list definitions may differ by source.
Where each price tier fits
Approximate share of sales in the report
Below $400K
Entry-level inventory is limited. Older homes make up much of this segment.
$400K–$750K
The market’s center of gravity. Updates and condition shape the competition.
$750K–$1.5M
Location and proximity to employment play a prominent role.
Above $1.5M
A property-specific market driven by architecture, lots, and amenities.
03 / THE COST OF OWNERSHIP
Look beyond
the price tag.
A home’s monthly cost includes more than its mortgage payment. Taxes and insurance deserve their own line in the budget.
6.95%
U.S. 30-year fixed mortgage average
Freddie Mac · September 17, 2026 ↗
A national benchmark is not a personalized loan quote. Financing terms, exemptions, coverage, and the property itself can materially change the result.
What the example includes
$530,000 purchase price; 20% down ($106,000); $424,000 loan; 30-year fixed term; 6.95% interest. Principal and interest use a standard fully amortizing monthly payment.
Tax assumption: 1.71% of the full purchase price annually, before exemptions. Insurance assumption: $4,529 per year from the report’s Texas estimate, not a Plano quote. Excludes HOA dues, maintenance, utilities, closing costs, and mortgage insurance. Displayed figures are rounded.
ILLUSTRATIVE MONTHLY COST
Not a quote$3,939/ month
For a $530,000 home with 20% down
- Principal & interest
- $2,807
- Property taxes
- $755
- Homeowners insurance
- $377
Calculated from the assumptions shown. Taxes are before exemptions; actual bills and premiums vary.
Check your exemptions
The Texas Comptroller lists a $140,000 school-district residence homestead exemption for qualifying homeowners. It applies to school taxes, not uniformly to every taxing entity. See eligibility ↗
Understand the roof coverage
The report highlights wind and hail exposure as a major cost concern. Read the deductible and roof settlement terms carefully; a percentage deductible may be based on the insured dwelling limit, not the home’s purchase price.
04 / PLANO’S NEXT CHAPTER
The city is changing
from within.
The report’s development watchlist spans former malls, corporate campuses, and remaining agricultural parcels. These plans point toward more mixed-use places to live and work.
Development watchlist · Scale and descriptions below are reported plans, not confirmation of completion. Project scope and timing can change.
CENTRAL PLANO01
Collin Creek
$1B reported redevelopment
A former mall reimagined as a mixed-use district. The report describes retail, offices, townhomes, apartments, and public open space across 115 acres.
WATCH FOR Delivery of housing, parks, and retail
FORMER EDS CAMPUS02
Texas Research Quarter
$4B reported investment
A proposed life-sciences and advanced-manufacturing hub. The report outlines a multi-phase transformation of more than 91 acres.
WATCH FOR Phasing, tenants, and actual job growth
LEGACY DISTRICT03
AT&T headquarters
54 reported acres
The report places AT&T’s planned global headquarters in Plano’s Legacy area, with a target relocation by 2028.
WATCH FOR Campus schedule and relocation activity
WEST PLANO04
Willow Bend District
107 reported acres
A retail property in transition. The report describes a potential mix of entertainment, hospitality, and residential uses.
WATCH FOR Approved uses and construction milestones
NEAR THE LEGACY CORRIDOR05
Haggard Farms
$750M reported development
The report identifies a 142-acre mixed-use project bringing townhomes, apartments, and commercial space to a former farm.
WATCH FOR Housing releases and commercial delivery
EAST PLANO06
Lavon Farms
215 reported acres
A former dairy farm considered for a mix of single-family and multifamily housing, with open space included in the report’s plan.
WATCH FOR Entitlements, infrastructure, and timing
Redevelopment may influence demand and amenities, but it does not guarantee price appreciation or protect a property from market declines.
05 / COMMUNITY & HOUSING
A mature city.
New priorities.
Aging in place, school enrollment, and housing costs are closely connected in the report’s account of Plano.
06 / THE OUTLOOK
Watch the fundamentals.
Keep the address in focus.
The report’s central theme is a transition from rapid appreciation to a market shaped by carrying costs, limited resale supply, and redevelopment. Its modest-growth outlook is a scenario, not a promise.
Mortgage rates, employment, project delivery, and the condition of individual homes will help determine what comes next. For any decision, use recent comparable sales and property-specific costs.
ABOUT THIS EDITION
Context behind
the numbers.
September 2026
Prepared for David McElroy
Source report and market data
This website adapts the supplied “The State of the Residential Real Estate Market in Plano, Texas: 2026 Comprehensive Analysis.” Citywide figures, ZIP-code comparisons, price-tier shares, development scales, and community observations come from that report. Open the shared report ↗
The supplied text did not contain direct citations for its market datasets. Those figures are presented as report estimates and have not been independently verified against MLS records. Source periods, property coverage, and definitions differ. This edition is static and does not update automatically.
Verified references and editorial corrections
- Freddie Mac Primary Mortgage Market Survey: 6.95% average 30-year fixed rate for September 17, 2026.
- Texas Comptroller property tax exemptions: $140,000 school-district homestead exemption, replacing the report’s description of a pending increase.
- The monthly-cost example has been recalculated from explicit assumptions. It is approximately $3,939 before exemptions and excluded expenses, rather than presenting the report’s $4,000–$4,500 range as a calculated result.
- Claims of guaranteed development premiums, minimal downside risk, and universal insurance terms have not been carried forward. No representation is made that the report’s project timelines or rental rules remain current.
References checked September 20, 2026.
Photography and use of this guide
Downtown Plano photograph: Michael Barera / Wikimedia Commons, October 10, 2015, licensed under CC BY-SA 4.0. Resized, converted to WebP, and cropped in the page layout. The image remains available under the same license.
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This guide provides general market context. It is not an appraisal, loan offer, tax determination, or legal opinion. Obtain current property-specific information before making a transaction decision.