Frisco, Texas Housing Market

What stands out in Frisco?

• Asking prices swing about 2.8% between the cheapest and priciest months: among the flattest seasonal prices of 765 tracked cities. The month you buy matters little here.
• Population is up 24.9% over five years: among the fastest population growth of 765 tracked cities. Growth brings tenants and buyers.
• The median household earns $150,199 a year: among the highest incomes of 765 tracked cities. Tenants can carry higher rents.

Is housing keeping up with Frisco's growth?

The population in Frisco's ZIP codes grew 24.9% over five years, faster than 97% of the cities we track. Households (+29.7%) grew faster than housing (+26.5%). Demand is outrunning supply. Homes for sale are 11% below 2017–2019 at this time of year.

How does Frisco compare with other Texas markets?

Ranked among the 77 Texas markets we track:

• Asking price: 2nd priciest of 77. Frisco is at $689,211. Closest: Coppell and Flower Mound.
• Buyer competition: 10th least competitive of 67. Frisco is at 0.20 buyers per home. Closest: College Station and Corpus Christi.
• Time on market: 39th shortest time on market of 77. Frisco is at a median of 65 days on market. Closest: Mckinney and Laredo.
• Price cuts: 4th most price cuts of 77. Frisco is at 31% of sellers cutting. Closest: Cedar Park and Lewisville.

When do Frisco prices dip?

Across 9 full years, Frisco asking prices ran lowest in October, about 1.3% below the year's average. They peaked in December. The most homes for sale show up in August, about 30% above the yearly average. Shop in August for choice, and expect the softest asking prices in October.

Who will rent from you in Frisco?

In Frisco, 34 out of every 100 households rent. Most own their home. The renter share is growing. Five years ago it was 28 in 100. Frisco added about 10,000 renter households in five years. Renter households average 2.2 people. Two and three bedrooms fit the typical renter.

The median Frisco household earns $150,199 a year. Incomes here have grown 3.9% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 4.6 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. At 30% of income, a tenant on the median income can pay about $3,755 a month.

To see what one Frisco address would rent for and cash flow, run it through the app.

How much can you negotiate in Frisco?

For every 100 homes still for sale, 20 are under contract. In 2017–2019 at this time of year it was 33. The rest are still waiting for a buyer. About 1 in 3 sellers has already dropped their price. Each one has learned their first price was too high. Start your offer below their new price.

The typical Frisco listing has been on the market 65 days. That is 12% longer than a year ago. There are 954 homes for sale in Frisco. That is 14.2 times the tightest month on record, but below the peak of 1,219. Supply is growing against last year.

What to do about it

• Judge each listing on its own.
• Homes listed 90+ days ago with a price cut are where your discount is.
• Fresh, well-priced homes will not move on price. Do not waste offers on them.

What numbers should you underwrite a Frisco deal with?

• Price growth to assume — +1.9%/yr. Frisco grew 4.8% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Frisco grows about 1.9% a year. That is the number to type in. Prices fell 2.4% over the last year. Use it for timing. The five-year rate is the better guide.
• Months of carrying cost — 3. Budget at least 65 days of holding costs, the current median listing age, when you exit or refinance. That is 12% longer than a year ago.
• Odds you cut your price to sell — 1 in 3. 31% of Frisco listings have cut their asking price. Underwrite your exit below asking.
• Comp on price per square foot — $235/sqft. The typical Frisco listing shrank from 3,689 to 3,283 sqft since Jul 2016. So median price hides real growth: 60% per sqft versus 45% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — +14%. Homes for sale in Frisco are up 14% on last year, so your resale faces more competition than today's comps did.

Read how population change affects rentals and how we read these numbers, then run the numbers on a deal.

What is the median home price in Frisco?

The median asking price in Frisco is about $689,000 as of Sep 2026, down 2.1% from a year ago. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Frisco figures cover the 4 ZIP codes with a Frisco mailing address, which can reach past city limits.

Is Frisco a buyer's or seller's market in 2026?

Neither side has the upper hand in Frisco right now. We compare Frisco with 2017–2019 at this time of year: there are 20 pending sales per 100 listings, against 33 then; 31% of sellers have cut their price, against 36% then; there are 11% fewer homes for sale.

Are Frisco home prices going up or down?

The median asking price is 13.2% below its Jun 2022 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.

Are there more homes for sale in Frisco than before the pandemic?

No. There are 954 homes for sale, 11% fewer than in 2017–2019 at this time of year.

What is the fair market rent in Frisco?

HUD's fiscal year 2026 fair market rent for Denton County is $1,931 a month for 2 bedrooms and $2,431 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.