Homes for Sale Under 400K in Frisco, TX

Frisco's median sale price sits at about $710,000, and prices have actually eased over the past year as new supply cleared. The spread across the city is wide. Heritage Village averages under $600,000 while Newman Village runs past $1.29 million. Homes are taking around 53 days to sell, giving you more negotiating room than Frisco buyers had a few years ago.

Frisco is expensive because it is running out of land, only about 16% of the city remains undeveloped, so builders have shifted almost entirely to higher-end products. That scarcity collides with Frisco ISD's reputation and a jobs corridor along the Dallas North Tollway that keeps pulling in $145,000-median households. The result is that entry-level inventory has largely disappeared rather than gotten cheaper.

Frisco's older subdivisions along Preston Road offer the best value, with Preston Ridge homes generally running $550,000 to $800,000. Frisco Lakes, the city's 55-plus community on the western edge, starts near $450,000 and is the most reliable place to find something under Frisco's median. Be realistic, though, inventory below $500,000 is genuinely scarce citywide, so "affordable" in Frisco means below-median, not cheap.

Newman Village and Starwood are among the most expensive neighborhoods in Frisco. Typical home values are around $1.37 million in Newman Village and $1.19 million in Starwood, based on July 2026 data. These communities feature upscale homes and luxury amenities, although individual properties can sell for considerably more.

Around $155,000 a year covers a $675,000 Frisco home with 10% down, but that figure assumes a lender stretching you to a 43% debt-to-income ratio. On the conservative 28% housing-only standard, the same house wants closer to $238,000 in household income. Frisco's own median household earns $145,444, which tells you how tight the math is even for people already living there.

Frisco ranks as the second-safest city in the country, which is the single biggest reason families keep choosing it. Phillips Creek Ranch and Grayhawk draw the most family interest because both pair newer construction with Frisco ISD assignments and heavy park access. Your real decision is the school zone, since Frisco ISD boundaries shift as the district opens campuses to keep pace with growth.

The complaints that drive people out are cost of living, tollway traffic, and a combined property tax rate near 1.68% on the Collin County side. The data does not show an exodus, though. 83% of Frisco homebuyers searched within the metro from January through March 2026, and only 17% looked elsewhere. Most people described as "leaving Frisco" are really moving to Prosper or Celina for more square footage per dollar.

Frisco's city rate sits at $0.425517 per $100 of taxable value. That is only one slice of your bill. Add Collin County, Collin College, and Frisco ISD, and the combined base rate reaches roughly 1.68%, or about $11,310 on an un-exempted $675,000 home. One piece of good news for primary residents: Frisco raised its local homestead exemption to the maximum 20%, saving homeowners meaningful dollars on the city portion of their property tax bill.

Yes, and the specific creek matters far more than the ZIP code when evaluating local flood risk. Stewart Creek drains central and western Frisco toward Lake Lewisville, while Panther Creek cuts across the northern part of the city, and both can sheet-flood during sudden downpours. Frisco limits construction in 100-year floodplains, but if any portion of a lot touches a FEMA flood zone, lenders will still require mandatory flood insurance.