Relocation Guide · Collin County, Texas
Moving to North Dallas? Your Collin County Relocation Guide
Last updated: October 2026 · By Jessica and David Hughey, D&J Realty Group, Keller Williams McKinney
Local guidance for buyers relocating to McKinney, Frisco, Plano, Allen, Prosper, Celina and Melissa: how the cities compare, which builders are offering the best incentives this month, and what to know about property taxes, insurance and buying from out of state.
Get the free relocation guide Call or text Jessica (972) 965-9882Not sure where to start? Take the 30-second city quiz.
Why are so many people moving to North Texas?
Jobs, space and no state income tax. Major companies have chosen Collin County and its neighbors:
- AT&T is building its new global headquarters on 54 acres in Plano, with move-in starting in the second half of 2028.
- Samsung Electronics America is moving its U.S. headquarters from New Jersey to its Plano campus by the end of 2026.
- Texas Instruments has started production at its new chip plant in Sherman, expected to support up to 3,000 direct jobs.
- LITEON is building its North American headquarters and manufacturing facility in McKinney, with more than 600 jobs planned.
- Globe Life is headquartered in McKinney.
- McKinney National Airport begins commercial flights on November 11, 2026, with nonstop service to Las Vegas, Fort Lauderdale, Fort Myers, Orlando and Tampa.
Collin County at a glance: which city fits you?
Each city has its own personality. Drive times are typical, not rush hour.
| City | Known for | To Plano Legacy area | To DFW Airport |
|---|---|---|---|
| McKinney | Historic downtown square, master-planned communities with trails, its own airport | About 25 to 35 min | About 45 min |
| Frisco | Sports and entertainment hub, PGA of America headquarters, newer office campuses | About 10 to 15 min | About 30 min |
| Prosper | Larger lots and upscale new communities | About 20 to 25 min | About 35 min |
| Celina | Fast-growing, small-town square, lots of new construction | About 30 to 35 min | About 45 min |
| Allen | Established neighborhoods, shopping and dining at Watters Creek | About 15 to 20 min | About 35 min |
| Melissa | Newer communities north of McKinney, often lower price points | About 35 to 40 min | About 50 min |
Not sure which city fits? Tell us where you'll work and how you like to spend weekends, and we'll build you a shortlist.
How do you get around Collin County?
Three roads do most of the work
US-75 runs north and south through Plano, Allen, McKinney and Melissa. The Dallas North Tollway serves Frisco, Prosper and Celina. SH-121, the Sam Rayburn Tollway, links McKinney to Legacy West and DFW Airport. A TollTag from NTTA saves you from higher pay-by-mail toll rates.
Two airports
DFW International is about 45 minutes from McKinney. McKinney National Airport starts nonstop flights on November 11, 2026.
Test your commute
Drive it at rush hour before you choose a neighborhood. Ask us for real drive times from any address.
Moving to North Dallas from another state?
Southern California, Chicago, New York, Phoenix and Denver are among the top metros sending new residents to Dallas-Fort Worth, according to the Dallas Regional Chamber's analysis of Census data.
From California
Collin County's median single-family sale price was $440,995 in September 2026, compared with $879,900 in metro Los Angeles and $1,075,000 in San Diego in the second quarter of 2026. Texas has no state income tax; California's top rate is 13.3%. Plan for higher property taxes and insurance, and compare the full monthly payment.
From Chicago
No state income tax, versus Illinois's 4.95%, and winters are short and mild. High property taxes will feel familiar, so file your homestead exemption and protest your value each spring.
From New York or New Jersey
No state or city income tax (New York's top rate is 10.9% and New Jersey's is 10.75%). Most people drive here, so test your commute and get a TollTag. Newer homes with more space are the norm.
From Phoenix or Denver
Arizona's 2.5% and Colorado's 4.4% income taxes go away. Expect humid summers and spring hail, which affects insurance. New construction is plentiful, with builder incentives right now.
Sources: Dallas Regional Chamber (Census PUMS, 2019 to 2023); NTREIS via ChartMaster Services (September 2026); NAR metro median prices (Q2 2026); 2026 top state income tax rates.
Find your neighborhood by lifestyle
You're not just choosing a house. You're choosing how you'll spend your days. A few examples in and around McKinney:
Trails and outdoor space
Painted Tree, with 25 miles of trails and a 20-acre lake, and Trinity Falls, with hike and bike trails, lakes and hundreds of acres of open space.
Golf
TPC Craig Ranch hosts the PGA Tour's CJ Cup Byron Nelson, and PGA Frisco, home of the PGA of America, hosts the 2027 PGA Championship. Stonebridge Ranch has its own country club.
Tennis and pickleball
McKinney's tennis complex at Gabe Nesbitt Park has indoor courts, Finch Park has dedicated pickleball courts, and many master-planned communities add courts at their amenity centers.
Dining, nightlife and shopping
Historic downtown McKinney's square has local restaurants, wine bars and live music. Legacy West and Legacy Hall in Plano add a food hall and an outdoor stage. Shop Stonebriar Centre in Frisco, or Watters Creek and Allen Premium Outlets in Allen.
Short commute
West McKinney and Craig Ranch, with quick access to the Sam Rayburn Tollway and Plano.
Game day
In Frisco, catch FC Dallas or the Frisco RoughRiders, or tour The Star, the Dallas Cowboys' headquarters.
Condo or single-family?
Most of Collin County is single-family homes, from starter homes to estates. Townhomes and condos cluster near walkable hubs like Legacy West, Craig Ranch and downtown McKinney, often with an HOA handling exterior upkeep.
We get to know you first, then match you to the neighborhoods that fit how you live.
Updated monthly · Last updated: October 2026
What builder incentives are available in McKinney and Collin County right now?
With mortgage rates still elevated, many Collin County builders are offering rate buydowns, closing cost credits, design credits and price cuts on move-in ready homes. Here are this month's strongest offers, ranked by our team for a typical relocating buyer.
October 2026: top offers for a typical relocating buyer
- Ashton Woods, Aster Park (McKinney): one quick move-in home cut $127,736 to $589,000, plus a 5.99% 30-year fixed rate (6.20% APR) and up to $10,000 toward closing costs. Requires Velocio Mortgage and a 740 credit score; contract by Oct. 18 and close by Nov. 20, 2026.
- Bloomfield Homes, Painted Tree and Willow Wood (McKinney): quick move-in homes cut $140,000 to $185,000, now $589,000 to $755,000. Use any lender.
- First Texas Homes, Pecan Hill (McKinney): one quick move-in home cut $116,604 to $695,720, plus up to $15,000 in FlexCash with CrossCountry Mortgage. Contract by Oct. 31.
Best offer by area
- Celina: First Texas Homes, Wellspring Estates. One home cut $150,468 to $699,950, plus up to $15,000 in FlexCash.
- Prosper: Perry Homes, Mosaic. Cuts of $50,000 on homes now $699,900 and $749,900.
- Frisco: Normandy Homes, Hazelwood. Up to $80,000 in features plus a temporary 2-1 buydown (7.319% APR).
- Princeton: D.R. Horton, Morning Ridge. Cuts of $55,000 plus a 4.99% FHA 30-year fixed rate (5.697% APR) through DHI Mortgage.
- Anna: Coventry Homes, Meadow Vista. One home cut $45,554 to $449,990.
- Wylie: K. Hovnanian, Kreymer at the Park. A 5.5% 30-year fixed rate (5.584% APR) through K. Hovnanian American Mortgage.
Incentives vary by builder, community and home, often require the builder's preferred lender, and can change without notice. Temporary buydowns and adjustable rates are labeled; ask for the full terms. Verified by D&J Realty Group on Oct. 13, 2026. Contact us to confirm current terms.
See every new-home community, its builders and this month's offers on our New Homes Map →
Do I need my own agent to buy a new construction home?
You don't have to, but you're better off with one, and in most cases it doesn't cost you anything. The builder's sales rep works for the builder. Your own agent works for you: comparing incentives across builders, negotiating, reviewing the contract, and watching the build and inspections. Builders typically pay the buyer's agent from their marketing budget, so your home price doesn't go up when you bring your own representation.
What we do for you:
- Help you find the right community for your lifestyle and commute
- Compare incentives, floor plans and lots across builders
- Negotiate price, upgrades and closing costs
- Review the builder's contract, deadlines and lender terms with you
- Plan your design center choices so upgrades stay on budget
- Make sure you get an independent inspection, above and beyond the builder's own certification
- Check HOA, MUD and PID costs and resale value
- Track the build and keep the builder, lender and title company on schedule through closing
One important tip: many builders require your agent to be with you on your first visit to the community. Call us before you tour a model home.
Should I buy new construction or a resale home?
| New construction | Resale | |
|---|---|---|
| Incentives | Rate buydowns, closing costs, design credits | Seller concessions are negotiable |
| Condition | Brand new, builder warranty | Varies; may need updates |
| Timing | Move-in ready homes close fast; to-be-built takes months | Usually 30 to 45 days |
| Personalization | Choose finishes on to-be-built homes | What you see is what you get |
| Setting | Newer communities, young trees | Established neighborhoods and landscaping |
The right answer depends on your timeline and your true monthly cost. We compare both side by side for you.
How do builder rate buydowns work?
Not all low rates are equal. Ask which kind you're getting:
- Permanent buydown: a lower fixed rate for the life of the loan. Usually the most valuable.
- Temporary buydown (2-1 or 3-2-1): a lower rate for the first one to three years, then it rises to the full rate.
- Adjustable-rate mortgage (ARM): a low starting rate that can change after the fixed period.
Always ask for the APR, which lender is required, and what the payment will be after any temporary period ends.
How do property taxes work in Texas new-home communities?
Texas has no state income tax, and the Texas Constitution prohibits one. Because of that, cities, counties and school districts rely heavily on property taxes, so rates here are higher than in many states. Many buyers moving from income-tax states find their total tax bill is lower, but it depends on your income and home price. In newer communities, the total tax rate can also include a MUD (Municipal Utility District) or PID (Public Improvement District), which pays for the community's roads, water and infrastructure. The combined 2026 rate inside McKinney city limits is about 1.71% (see the city-by-city table below), and some communities, like Highland Lakes, advertise no MUD and no PID. After you move in, file for your homestead exemption with the Collin Central Appraisal District to lower your taxable value. We always compare the total monthly payment, not just the price. More on Collin County property taxes.
What are property tax rates in Collin County cities?
Your total rate stacks four taxes: Collin County, Collin College, your city and your school district. Here are the combined 2026 rates for each city with its main school district, lowest to highest.
| City | School district | Combined 2026 rate | Yearly tax on $600,000 |
|---|---|---|---|
| Frisco | Frisco ISD | 1.68% | $10,070 |
| Plano | Plano ISD | 1.70% | $10,220 |
| McKinney | McKinney ISD | 1.71% | $10,270 |
| Allen | Allen ISD | 1.75% | $10,510 |
| Melissa | Melissa ISD | 1.89% | $11,330 |
| Princeton | Princeton ISD | 1.91% | $11,440 |
| Prosper | Prosper ISD | 1.94% | $11,630 |
| Anna | Anna ISD | 2.00% | $11,980 |
| Celina | Celina ISD | 2.01% | $12,080 |
2026 adopted rates from the Collin County Tax Assessor-Collector, before exemptions. Each address can differ: some homes are zoned to another school district, parts of Frisco, Plano and Prosper are in Denton County, and a MUD or PID changes the total. Look up any address with the Collin Central Appraisal District, or ask us.
What does a $600,000 home cost each month beyond the mortgage?
Property taxes and insurance surprise many buyers moving from other states. Here's what they add on a $600,000 home in McKinney.
Taxes inside McKinney city limits
About 1.71% a year, or roughly $10,270. That's about $856 a month, based on combined 2026 rates for Collin County, Collin College, the City of McKinney and McKinney ISD.
Taxes in a MUD community
Outside city limits, a MUD tax replaces the city tax. Most MUD rates on Collin County's 2026 list run 1.00% to 1.20%, so with McKinney ISD the total runs near 2.3% to 2.5%: about $1,150 to $1,250 a month.
Homeowners insurance
Texas averages about $4,915 a year, or $410 a month, for $400,000 of dwelling coverage. Roof age, deductible and hail coverage drive the price, so get quotes early.
HOA dues and exemptions
Most newer communities have an HOA, and dues vary widely, so we pull exact figures for each home. Your homestead exemption lowers your taxable value after you move in.
Estimates before exemptions. Rates change every year, so confirm them for each address. Sources: Collin County Tax Assessor-Collector (2026 tax rates); NerdWallet (May 2026).
What does the relocation process look like?
Every move is different. Here's the path most of our relocating buyers follow, at whatever pace fits your life.
- Start with a strategy call. Tell us your timing, budget, commute and must-haves, and whether you need to sell first. We'll map a plan around your dates.
- Get pre-approved. Use a lender licensed in Texas. If you're selling, ask about buying before you sell. Know your true monthly payment, including taxes, insurance and any HOA. We know great lenders with unique programs and would love to introduce you.
- Plan for your current home. Decide whether to sell, lease or hold. We can refer you to a trusted agent where you live now and help line up short-term housing here if your dates don't match.
- Build your shortlist. Test-drive your commute at rush hour. Confirm the school district for each address with the district. Compare total tax rates, including any MUD or PID, and HOA dues.
- Tour your way. Take a scouting trip or tour by live video. Visiting builders? Bring us on your first visit, since many builders require it.
- Contract and option period. Texas contracts usually include an option period: a short window you pay for to inspect the home and back out if needed. Earnest money, title and survey come next.
- Inspect, insure and close. Get inspections and homeowners insurance quotes early, since hail risk affects premiums. Many buyers can close remotely; your title company confirms the options.
After you arrive: settling into Texas
- Utilities: in much of Collin County you choose your electricity provider at Power to Choose; some areas use a co-op. Water and trash come through your city or MUD.
- Driver's license: new residents have 90 days to get a Texas license. Book your DPS appointment early.
- Vehicle registration: register with the Collin County Tax Assessor-Collector within 30 days of moving.
- TollTag: an NTTA TollTag saves you from higher pay-by-mail rates.
- Homestead exemption: file with the Collin Central Appraisal District once you own and live in the home.
- Protest your property taxes: appraisal notices arrive each spring, and the protest deadline is usually May 15. Ask us for recent sales near you.
- School enrollment: enroll with the district that serves your address, with proof of residency.
- Texas home care: water around your foundation in dry spells, check your roof after hail, and protect pipes in hard freezes.
Meet Jessica and David Hughey
We're a husband-and-wife team at Keller Williams McKinney. Jessica brings 13+ years of North Texas real estate experience, holds the CNE, ABR, SRS and GRI designations, is a KW Luxury International agent, and was named to the 2026 North Dallas Real Producers Top 750. David spent 25 years in IT systems architecture, grew up in Plano and is a long-time McKinney resident. Together we've earned D Magazine's Best in D in 2025 and 2026 and 5.0 stars across 90+ Google reviews. Real market data drives every recommendation. Learn more about us.
Relocating to McKinney and Collin County: common questions
Is McKinney a good place to live?
For many people, yes. McKinney combines a historic downtown square, newer master-planned communities with trails and amenities, and its own commercial airport, about 30 miles north of Dallas. The trade-offs to plan for are summer heat, rush-hour traffic toward Dallas, and property taxes that are higher than in many states. Texas has no state income tax, though, so for many households the overall tax bill comes out similar or lower; it depends on your income and home price.
How far is McKinney from Dallas?
McKinney is about 30 miles north of downtown Dallas, typically a 35 to 45 minute drive outside rush hour. Most residents commute via US-75 or the Sam Rayburn Tollway (SH-121). At peak times, the drive to downtown Dallas can take an hour.
Is McKinney a good place to live if I work in Plano or Frisco?
Yes, for many people. West McKinney and Craig Ranch sit closest to the Sam Rayburn Tollway, which connects to Plano's Legacy business district and Frisco. Newer communities north of US-380 offer more new construction in exchange for a longer drive. We recommend test-driving your commute at rush hour before choosing.
Which Collin County city is best for me?
It depends on your commute, budget and lifestyle. Frisco and Allen are closest to Plano's office corridors, Prosper offers larger lots, Celina and Melissa have the most new construction at a range of price points, and McKinney offers a historic downtown plus new master-planned communities. Tell us where you'll work and how you spend weekends, and we'll build a shortlist.
What is the median home price in McKinney?
McKinney's median single-family sale price was $512,000 in September 2026, and Collin County's was $440,995, based on NTREIS data from ChartMaster Services. New construction ranges from the high $300,000s for smaller homes to over $1 million. Contact us for this month's numbers.
How do Texas property taxes compare to where I'm moving from?
Texas has no state income tax, but property taxes are higher than in many states. Total rates in Collin County vary by city, school district and special districts like MUDs and PIDs. File a homestead exemption after you move in to lower your taxable value. Our FAQ page explains how Collin County property taxes work in detail.
How much is homeowners insurance in North Texas?
Homeowners insurance in North Texas often costs more than buyers expect, largely because of spring hail and severe storms. Rates depend on the home's age, roof type and coverage. Get real quotes early in your search, since insurance can change your monthly payment more than a small difference in price.
What is the weather like in McKinney?
Summers are long and hot, with many days near or above 100 degrees. Spring brings severe storms and hail, and winters are mostly mild with occasional freezes. Most residents plan outdoor time for mornings and evenings in summer.
Which school district will my home be in?
School assignments are set by address, not by city name. A McKinney address can fall within McKinney ISD or a neighboring district such as Frisco, Prosper, Allen, Lovejoy or Melissa ISD. Always confirm the assignment for a specific address directly with the school district.
Does McKinney have its own airport?
Yes. McKinney National Airport begins commercial service on November 11, 2026, with Avelo Airlines nonstop flights to Las Vegas, Fort Lauderdale, Fort Myers, Orlando and Tampa. DFW International and Dallas Love Field are both under an hour away.
What are the main new home communities in McKinney?
Major master-planned communities include Painted Tree, Trinity Falls, Erwin Farms, Highland Lakes and Pecan Hill, with builders such as Highland Homes, David Weekley Homes, Coventry Homes, Drees Custom Homes, Pulte and First Texas Homes. See this month's builder incentive rankings on this page.
Does it cost more to use my own agent with a builder?
In most cases, no. Builders typically pay the buyer's agent from their marketing budget, so your home price doesn't go up when you bring your own representation. Bring your agent on your first visit, since many builders require it.
Can I buy a home in McKinney without visiting first?
Yes, it can be done. We can tour homes with you on live video, send a detailed comp report on any home you're considering, and keep inspections, the appraisal and paperwork moving while you're away. Closing can often be done remotely or by mail through the title company. Many buyers still make one short visit to confirm neighborhoods.
How long does it take to buy a home when relocating?
It depends on your timing. Some buyers move within a couple of months, and others plan a year ahead. Once you're under contract, a resale home usually closes in 30 to 45 days. Move-in ready new construction can close quickly; homes built from scratch take several months.
How much are property taxes on a $600,000 home in McKinney?
Inside McKinney city limits, combined 2026 rates are about 1.71%, or roughly $10,270 a year (about $856 a month) before exemptions. In a MUD community outside city limits, the total can run near 2.3% to 2.5%, or about $1,150 to $1,250 a month. Your homestead exemption lowers the taxable value once you move in.
What is the property tax rate in Collin County?
Collin County's own 2026 rate is about 0.15%, but your bill also includes Collin College, your city and your school district. Combined 2026 rates run from about 1.68% in Frisco to about 2.01% in Celina, before exemptions and any MUD or PID. Rates vary by address, so we confirm the rate for every home.
Is North Dallas cheaper than California?
Usually, yes. Collin County's median single-family sale price was $440,995 in September 2026, compared with $879,900 in metro Los Angeles and $1,075,000 in San Diego in the second quarter of 2026. Texas also has no state income tax. Property taxes and homeowners insurance run higher than many Californians expect, so compare the full monthly payment.
What do I need to do after moving to Texas?
New residents have 90 days to get a Texas driver's license and 30 days to register their vehicle in Texas. After closing, file your homestead exemption with the Collin Central Appraisal District, and set up utilities before move-in day.
How do I set up electricity in McKinney?
In much of McKinney you choose your own retail electricity provider, which you can compare at the state's Power to Choose website. Some newer areas are served by an electric cooperative instead. We'll tell you which applies to the home you buy.
More questions about buying and selling in Collin County? See our full FAQ.
Which Collin County city fits you?
Answer four quick questions for a starting shortlist. Then tell us more and we'll narrow it to neighborhoods.
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Download the full guide, get our builder incentive rankings every month, and book a free relocation strategy call with Jessica and David.
Prefer to talk now? Call or text Jessica at (972) 965-9882, or email Info@DandJ.Realty.
