FAQ
BUYING A HOME IN COLLIN COUNTY
Is now a good time to buy a home in Collin County?
The right time depends more on your personal situation than on market headlines. Collin County inventory has expanded from the 2022 lows, which means buyers have more options and more negotiating power than they did two years ago. Prices have softened from the peak, but demand remains steady. This isn't a market in freefall, it's a market that's normalizing.
The real question isn't "should I buy now?" It's "does buying now fit my life and my finances?" If you're planning to stay in the home for at least 3-5 years, have stable employment, and have your down payment ready, the current conditions actually favor prepared buyers. You get more time to make decisions, more room to negotiate, and less of the bidding-war chaos that defined 2021-2022.
How much money do I need to buy a home?
In Texas, plan for three categories of costs:
Down payment: Typically 3-20% of the purchase price. FHA loans can go as low as 3.5%, conventional loans often start at 3-5%, and VA and USDA loans can offer 0% down for qualified buyers
Closing costs: Usually 2-5% of the purchase price in Texas. On a $450,000 home, that's roughly $9,000-$22,500. This covers lender fees, title insurance, appraisal, survey, prepaid property taxes, and HOA transfer fees
Earnest money and option fee: Typically 1% of the purchase price for earnest money (deposited with the title company) plus $100-$500 for the option fee (paid directly to the seller)
Many first-time buyers are surprised by these additional costs. We walk every buyer through a detailed estimate before you ever write an offer.
What is earnest money and how does it work in Texas?
Earnest money is your good-faith deposit, typically 1% of the purchase price, that tells the seller you're serious. In Texas, you deliver it to the title company (not the seller) within 3 calendar days after the contract is signed. It's held in escrow and credited toward your down payment and closing costs at closing. If the deal falls through during your option period, your earnest money is returned to you. If you back out after the option period without a contractual reason, the seller may keep it.
What is the option period in Texas?
The option period is a negotiated window, typically 5-10 days, during which you, as the buyer, can terminate the contract for any reason and get your earnest money back. You pay a non-refundable option fee (usually $100-$500) directly to the seller for this right.
This is your due diligence window. During the option period you should:
Complete your home inspection
Order any specialty inspections (foundation, roof, HVAC, sewer scope)
Review the seller's disclosure, HOA documents, and survey
Get contractor estimates on any issues the inspector finds
Decide whether to negotiate repairs, ask for a price reduction, or walk away
Once the option period ends, your earnest money is at risk. This is why we help our buyers schedule inspections immediately after contract acceptance: every day counts.
How long does it take to buy a home from start to finish?
With financing, typically 30-45 days from contract to closing. The timeline breaks down roughly as:
Pre-approval (before you start looking): 1-3 days
Home search: anywhere from one weekend to several months, depending on your criteria and the market
Contract to closing: 30-45 days, including the option period, appraisal, loan processing, and final walkthrough
Cash purchases can close faster, sometimes in 14-21 days. We help you build a realistic timeline based on your specific situation.
Should I get pre-approved before looking at homes?
Yes, and here's why it matters in Collin County specifically. A pre-approval letter tells sellers you're a serious, qualified buyer. In a market where well-priced homes in areas like Stonebridge Ranch or Craig Ranch can still generate multiple offers, an offer with verified financing will almost always win over one without.
Pre-approval is different from pre-qualification. Pre-qualification is a quick estimate based on what you tell the lender. Pre-approval means the lender has actually verified your income, assets, and credit. Get the real thing before you start touring homes.
We can connect you with trusted local lenders who know Collin County and can get you pre-approved quickly.
Still have questions about buying in Collin County? We offer free, no-pressure buyer consultations where we walk through your specific situation: budget, timeline, neighborhoods, and what to expect. No obligation, just clarity. Schedule a Free Buyer Consultation
SELLING A HOME IN COLLIN COUNTY
What is my McKinney / Collin County home worth right now?
The only way to answer that accurately is with a comparative market analysis (CMA) that looks at recent sold homes similar to yours in your specific neighborhood. Online estimates can be off by 5-15% in either direction. They don't know about your renovations, your lot premium, or the condition of your home.
We provide a free, no-obligation CMA that pulls live NTREIS data and accounts for:
Recent closed sales in your neighborhood (not just list prices)
Your home's specific features, upgrades, and condition
Current market velocity, meaning how fast homes like yours are moving
Seasonal factors affecting Collin County
How do I price my home to sell?
The biggest mistake sellers make is pricing based on what they need to net or what a neighbor sold for two years ago. The market doesn't care about either.
The data is clear: homes priced correctly from day one sell faster and for more money than homes that start too high and reduce later. In Collin County, homes that require a price reduction after 30+ days on market typically sell for less than homes priced accurately at listing, even after accounting for the reduction.
We use a data-driven approach: we analyze active competition, recently sold comparables, current days-on-market trends, and the specific buyer pool for your home type and price point. The goal is to price strategically, not emotionally.
What should I fix before listing my home?
Focus on the items that buyers will see immediately and the items an inspector will flag:
Fresh neutral paint throughout
Landscaping and curb appeal (first impressions happen in seconds)
Any visible deferred maintenance (cracked tiles, dripping faucets, stained ceilings)
Major systems if they're near end of life (HVAC, roof, water heater)
A pre-listing inspection lets you fix things on your own timeline and budget, rather than under pressure during a buyer's option period. Spending a few hundred dollars to identify issues before you list also signals to buyers that you've been proactive, which builds confidence.
Not sure what's worth fixing and what isn't? We walk through your home with you and give honest, practical recommendations. No upsells, just what actually moves the needle.
How long will it take to sell my Collin County home?
It depends on three things: price, condition, and market conditions specific to your area and price point. Well-priced, well-presented homes sell faster than overpriced homes with deferred maintenance. The difference almost always comes down to the strategy you use from day one.
We provide a realistic DOM estimate based on your specific property, price point, and current market data, not a generic number.
What does it cost to sell a home in Texas?
The main costs to budget for:
Real estate commission: negotiable and varies by service level
Title policy: the seller typically pays for the owner's title policy in Texas
Prorated property taxes: you'll owe taxes up to the closing date
Potential repairs: depends on what inspections reveal
HOA resale certificate and transfer fees: if applicable
Any seller concessions: negotiated as part of the contract
We provide a net sheet estimate before you list so you know exactly what to expect. No surprises at the closing table.
Thinking about selling? Let's talk through pricing, timing, and strategy with real data, not guesswork. We'll give you an honest assessment of what your home is worth and what it will take to sell it in today's market. Schedule a Free Seller Consultation
TEXAS & LOCAL MARKET QUESTIONS
How do property taxes work in Collin County?
Texas has no state income tax, so property taxes fund local services: schools, roads, emergency services, and municipal operations. Collin County property tax rates vary by city, school district, and any special taxing districts (MUD, PID, etc.).
The key things to understand:
Your tax bill is based on the county appraisal district's assessed value, not your purchase price
You can (and should) file a homestead exemption if the home is your primary residence. This caps annual appraisal increases and reduces your taxable value
New construction homes often have initial tax bills based on unimproved land value. Expect a significant increase in year two once the home is assessed
Some newer communities have MUD (Municipal Utility District) or PID (Public Improvement District) taxes on top of standard property taxes
We help every buyer estimate their actual tax obligation before writing an offer, and we connect you with resources to file your homestead exemption after closing.
Should I buy new construction or resale in Collin County?
Both have advantages, and the right answer depends on your priorities.
New construction pros: everything is brand new (lower maintenance for years), builder warranties, modern floor plans and energy efficiency, and the ability to customize finishes if you buy early enough. You'll find heavy new construction activity in areas like Celina, Princeton, north McKinney, and Prosper.
New construction watch-outs: build times can be 6-12+ months, lots and upgrades add up quickly, initial tax bills will jump once the home is assessed, and you'll want representation even at the builder's sales office. The on-site agent works for the builder, not you.
Resale pros: established neighborhoods with mature trees, known property tax history, no construction wait time, and often more negotiating room on price.
Resale watch-outs: older systems (HVAC, roof, plumbing) that may need attention, and potentially less energy efficiency.
We've helped buyers with both paths and can walk you through which makes more sense for your timeline and budget.
Do I really need a real estate agent?
Legally, no. But practically, yes. Here's what the data shows:
Homes sold by agents consistently sell for more than FSBO homes, even after accounting for commission
The information asymmetry in a real estate transaction is significant. Buyer's agents are professional negotiators
Texas real estate involves specific contracts, disclosure requirements, option period mechanics, and closing protocols that have real legal and financial consequences when mishandled
The more useful question isn't whether you need an agent. It's whether the agent you're considering can demonstrate exactly what they do to earn their place in the transaction. We're always happy to answer that specifically.
How do I choose the right real estate agent in Collin County?
Ask these questions of any agent you're considering:
How many transactions have you closed in my specific area in the last 12 months?
What's your strategy for pricing? (Look for data-driven answers, not just "I'll get you top dollar")
How do you market listings differently from other agents?
Can I speak with three recent clients?
How do you communicate, and how quickly?
General experience is good. Specific, recent experience in your exact market is better. Avoid agents who promise the highest list price to win your business. That's a tactic, not a strategy.
What makes the Collin County / McKinney market unique?
Collin County has been one of the fastest-growing counties in the country for years, driven by strong job growth, excellent infrastructure, and comparatively reasonable cost of living versus coastal markets. Specific dynamics:
Massive corporate relocations have brought thousands of new households (Toyota, JPMorgan Chase, PGA of America, and many others)
Master-planned communities like Stonebridge Ranch, Craig Ranch, and Trinity Falls create distinct neighborhood experiences with different price points, amenities, and HOA structures
McKinney's historic downtown creates a unique urban-meets-suburban feel not found in many DFW suburbs
School district boundaries heavily influence home values, and they don't always align with city limits
The area spans everything from $250K starter homes to multi-million-dollar estates on acreage
We live here. We know these dynamics because we navigate them every day, not because we read about them online.
WORKING WITH D&J REALTY GROUP
What makes D&J Realty Group different?
We're a husband-and-wife team, and that's not a marketing gimmick. It's how we work. You get two sets of eyes on every transaction, two different skill sets, and a level of accountability that comes from doing this together.
Jessica brings over a decade of Collin County real estate experience, top-tier negotiation credentials (CNE, GRI, ABR, SRS), and consistent recognition as a top-producing agent: Real Producers Top 750 out of 15,000 DFW agents, D Magazine Best in D 2025.
David brings 25 years of IT systems architecture experience, including managing communications platforms for the City of Plano, and now applies that analytical, process-driven mindset to make sure nothing falls through the cracks and your home gets maximum visibility in today's AI-driven marketplace.
Together, you get heartfelt advocacy and data-driven strategy. Not one or the other.
What areas do you serve?
We serve buyers and sellers throughout Collin County and the surrounding North Texas area: McKinney, Frisco, Prosper, Celina, Allen, Plano, and neighboring communities including Princeton, Lucas, Fairview, Wylie, and Melissa.
How do I get started?
The best first step is a conversation. No pressure, no commitment. We'll talk about your goals, your timeline, and what you need to know to make a confident decision.
Buying? We'll discuss your budget, preferred areas, and what to expect in the current market
Selling? We'll provide a preliminary market analysis and talk through pricing, preparation, and timing
Just exploring? That's fine too. We're happy to answer questions and help you think through your options
Still Have Questions? Let's Talk.
Real estate decisions are too big to make based on generic internet advice. We're happy to answer your specific questions about your situation, your neighborhood, and your goals.
Call or text us directly: Jessica: (972) 965-9882 David: (945) 500-8118
Or send us a message. We respond quickly.
Check out our blog for more in-depth resources.