McKinney, TX Neighborhood Guide: Where to Buy at Every Budget
Short version: Under $400K, look east at Eastridge and Simpson Crossing, but price in the PID. From $400K to $500K, Eldorado Heights, Westridge, and Craig Ranch give you the best location for the money. From $500K to $650K, Stonebridge Ranch, Trinity Falls, Painted Tree, Erwin Farms, and Ridgeline are the main event. Above that, Auburn Hills, Tucker Hill, the Historic District, and Adriatica each serve a very specific buyer.
My clients don't shop McKinney by some ranking. They show up with a monthly payment they can live with, a school district they care about (or don't), and a few must haves. So this guide runs the way my first meetings do: price band first, then the kind of buyer each area suits.
One warning: a McKinney mailing address doesn't tell you which city taxes the house or which district your kids attend. Some of these sit in Princeton, in Lowry Crossing, or in a MUD that replaces city tax. I flag each one.
If school zoning is the main thing on your mind, I already wrote a separate piece on McKinney neighborhoods for families. This one is about matching a budget and a lifestyle to the right part of town.
The Numbers Behind Each Area
Each price below is dated and sourced in its own section, and the windows differ, so treat close rows as a tie. For a citywide anchor, Redfin had McKinney's median sale price at $511,000 for August 2026, 3.5% lower than the year before.
Area | Price marker | Schools | Extra tax district? |
|---|---|---|---|
Eastridge | $325,990 median | McKinney ISD | PID (City of Princeton) |
Simpson Crossing | $346,609 median | McKinney ISD | PID (City of Lowry Crossing) |
Eldorado Heights | $419,000 median | McKinney ISD | None found |
Westridge | $436,000 median | Frisco ISD or Prosper ISD | None found |
Craig Ranch | $508,000 median | Frisco ISD; Allen ISD on the east side | None |
Ridgeline | $539,990 to about $1.2M new | McKinney ISD | None per Grand Homes |
Trinity Falls | $555,000 median | McKinney ISD | MUD instead of city tax |
Aster Park | From the $580s new | Prosper ISD | None per Highland |
Stonebridge Ranch | $597,212 median | Mostly McKinney ISD, some Frisco ISD | None found |
Erwin Farms | $600,000 median | McKinney ISD | Not noted |
Painted Tree | $620,000 median | McKinney ISD | None per Bloomfield |
Auburn Hills | $685,000 median | Prosper ISD (verify) | Not noted |
Historic District | $718,500 median | McKinney ISD | Not noted |
Tucker Hill | $770,000 median | Prosper ISD | Not noted |
Adriatica | $935,000 to $1,125,000 asking | McKinney ISD | Not noted |
Budget Band 1: Under $400,000
First time buyers mostly land here, on the east side. You get a newer house and real amenities, and you give up drive time plus a separate assessment on the tax bill.
Eastridge
Green Brick developed this master plan, and Meritage and Trophy Signature build in it. It carries a McKinney 75071 mailing address, yet the land is inside the City of Princeton, which charged 0.472959 per $100 for 2026. Over the year ending October 28, 2026, 63 homes closed at a $325,990 median, roughly $153 a square foot. New construction started near $259K.
The amenity side is strong for the price: a pool, a fitness center, trails, and a lifestyle director who runs events. HOA dues are about $780 a year. Lots in Improvement Area 4 also pay a PID of about $2,256 to $2,527 annually. Schools are McKinney ISD, with McKinney North High listed in the MLS.
Who it fits: a first purchase where a brand new house and a community calendar matter more than a short commute. On an October 2026 afternoon, Google Maps put the drive to Legacy West at about 36 minutes.
PJ's take: That PID works out to roughly $188 to $211 a month in escrow by my math. I build it into the payment from day one. Full detail is on my Eastridge page.
Simpson Crossing
A Meritage neighborhood just below US 380 near Simpson Road, with homes built in 2024 and 2025. The address reads McKinney 75069, but the city is Lowry Crossing, whose 2026 rate is only 0.160953. In the 12 months through October 28, 2026, 82 sales closed with a $346,609 median and about $154 per square foot.
The lower city rate comes with the Simpson Road PID, at about $3,430 to $4,610 annually in 2026 to 2027, varying by lot and phase. Listing sites show HOA dues near $58 a month. Kids attend McKinney ISD and McKinney North High, though I'd confirm the middle school because zones were redrawn for 2026 to 2027.
PJ's take: Spread across 12 months, that PID is about $286 to $384 a month. I compare the full monthly number, not the sticker.
Budget Band 2: $400,000 to $500,000
My favorite range. You trade newer finishes for location, mature trees, and in two cases a school district people usually pay Frisco prices for.
Eldorado Heights
Homes went up between 1995 and 2003, south of Eldorado Parkway on both sides of Lake Forest Drive. Seventy five sold in the year through October 28, 2026, at a $419,000 median and close to $192 per square foot. HOA dues are about $350 to $400 annually and include a neighborhood pool. I didn't find a MUD or PID.
Reuben Johnson Elementary sits inside the subdivision, and the district is McKinney ISD. Google Maps, checked on an October 2026 weekday afternoon, had the Sam Rayburn Tollway 6 minutes out and Legacy West around 20.
Who it fits: SH 121 commuters who'd rather pay for location than a new build. Condition varies a lot, which is where the deals are.
Westridge
Far west McKinney, inside city limits, with a golf course and several amenity centers. Homes date from 2003 to 2019, and 223 of them closed over the 12 months through October 2026 at a $436,000 median. Most single family sections pay roughly $600 to $1,060 a year in HOA dues. No MUD or PID showed up in my research, and D.R. Horton was still offering townhomes from about $404K.
The catch is the district line. Older sections to the south go to Frisco ISD; the newer northern sections go to Prosper ISD. Houses a few blocks apart can land in different districts.
Who it fits: a west side buyer who wants Frisco ISD or Prosper ISD without paying what those cities charge. My Westridge page breaks down the sections.
Craig Ranch
Craig Ranch is where McKinney, Frisco, Allen, and Plano touch. In the 12 months through October 2026, NTREIS showed 157 closings and a $508,000 median; Redfin's August 2026 figure was higher at $557,000. Single family HOA dues run about $775 to $1,510 a year, and sellers pay a community enhancement fee at closing. There's no MUD or PID.
Schools are the big draw. Most of the community feeds Frisco ISD and Emerson High, while the east side is Allen ISD. I couldn't find a single Craig Ranch listing zoned to McKinney ISD. TPC Craig Ranch hosts the CJ Cup Byron Nelson, though it's a private club and your HOA doesn't buy you a tee time.
Who it fits: SH 121 commuters, golfers, and Frisco ISD seekers.
Budget Band 3: $500,000 to $650,000
The core of the market: one huge established master plan, several newer north side ones, and a gated option.
Stonebridge Ranch
About 9,400 homes spread over more than 5,000 acres, so you'll find a 1990s starter a few streets from a $900K custom. Redfin's August 2026 median was $597,212, and on October 28, 2026 it showed 33 sales in the prior month with a $596,000 median list price. The district is mostly McKinney ISD, with some sections zoned to Frisco ISD.
The master association's 2024 budget set dues at $953 per lot, and 2026 listings show roughly $1,053. Many villages add a second HOA, and owners were hit with a $1,204 Beach Club special assessment in September 2025. That Beach Club should open in May 2027, joining an aquatic center, tennis and pickleball, lakes, and two golf courses. No MUD or PID turned up.
Who it fits: amenity lovers. Budget for roofs and HVAC in older sections.
Trinity Falls
Roughly 2,000 acres in north McKinney, anchored by the 350 acre B.B. Owen Park and about 20 miles of trails, plus a 55 plus section. The NTREIS median was $555,000 on 336 closings over 12 months through October 2026, and new homes were advertised starting in the high $300s. HOA dues on 2026 resales were $393 a quarter. Schools are McKinney ISD, with McKinney North High on recent listings.
Here's the part people miss. According to the City of McKinney, Trinity Falls is outside the city's tax jurisdiction. Owners pay McKinney MUD No. 1 or No. 2 in place of city tax. MUD 1's 2025 rate was $0.9847 per $100, putting the combined rate near 2.32% before exemptions.
PJ's take: A 2.32% rate changes how much house a given payment buys, so I run Trinity Falls numbers before a client falls in love with a floor plan. More on my Trinity Falls page.
Painted Tree
About 1,100 acres north of US 380, with a 20 acre lake, roughly 9 miles of nature trails, and two pools at trailheads. The city purchased 230 acres of parkland within it. MLS based data shows 317 closings from November 2023 to October 2026 at a $620,000 median. Bloomfield's new homes were priced from $559,990 to $1,032,029 in October 2026, and its page states no MUD and no PID. HOA dues are $270 a quarter. Schools are McKinney ISD, with McKinney Boyd or McKinney North High depending on the section.
Who it fits: a newer home with lots of trail access and a simpler tax bill. Builder incentives change monthly, so ask what's current.
Erwin Farms
Roughly 196 homes by Pulte and Wyatt James on 50, 60, and 80 foot lots. MLS based data shows 156 closings between December 2023 and September 2026 at a $600,000 median, with HOA dues of $264 a quarter on past sales. Schools are McKinney ISD; Pulte lists McKinney North High. There's a pool and splash pad, but the real draw is the 212 acre Erwin Park next door and its mountain bike trails, on bigger, quieter lots.
Ridgeline
Ridgeline covers roughly 132 acres along the edge of Erwin Park. Residents get trail access from the neighborhood itself, a treehouse, and a resort style pool. October 2026 builder pricing: David Weekley $539,990 to $699,919; Highland quick move in homes on 50 foot lots $654,850 to $742,660; Grand Homes from the $740s up to about $1.2M. HOA is listed at $950 plus a year. The builders list McKinney North High, and Grand Homes says there's no PID or MUD.
Who it fits: new construction buyers who want McKinney ISD and trails. With five builders active, get every tax and HOA estimate in writing.
Aster Park
A gated, 414 acre community with more than 1,100 homesites, on the north side of FM 1461 roughly a mile east of Custer. In October 2026, Highland's 50 foot lots started in the $580s and Toll Brothers Select ran $700,000 to $949,000. Highland lists Walnut Grove High in Prosper ISD and says there's no MUD or PID. I couldn't find the HOA amount, so ask before you sign.
Who it fits: buyers who want a gate and private streets.
Budget Band 4: $650,000 and Up
Auburn Hills
Homes here went up between about 2016 and 2025. Amenities include nature paths, a splash pad, a social pool, and a junior Olympic lap pool. MLS based data puts the median at $685,000 on 71 sales between December 2023 and August 2026. A 2026 listing showed HOA dues of $206 a quarter. Most homes go to Prosper ISD and Rock Hill High, but a few McKinney ISD addresses appear, so verify.
Who it fits: families who want Prosper ISD while staying inside McKinney city limits, at a price between Westridge and Prosper proper.
Historic District
Redfin's June 2026 median was $718,500, about $283 a square foot, on just 12 sales. That's a thin sample. Expect Victorian and early 1900s homes, big trees, sidewalks, and a walk to the Square. Expect older plumbing and foundations too. Schools are McKinney ISD, and I didn't find one HOA covering the whole district.
There's also a city tax exemption program for homes that qualify inside the Historic Neighborhood Improvement Zone, the area roughly framed by Airport Drive, Industrial Boulevard, US 380, and US 75. Find out whether the house is eligible before you write an offer.
Tucker Hill
Tucker Hill was laid out as a traditional neighborhood design project in the 75071 ZIP, with construction running about 2007 to 2021. Think porches facing the street, walking trails, a dog park, a clubhouse with a pool, and its own little square. MLS based data shows a $770,000 median for closings from November 2023 to October 2026, and a 2026 listing showed $520 a quarter in HOA dues. McKinney provides city services, but the schools are Prosper ISD (Reeves Elementary and Walnut Grove High on recent listings).
Adriatica
A 45 acre village inside Stonebridge Ranch built in a Croatian style, with a harbor, a bell tower, a chapel, and shops, plus condos and lofts mixed in with villas. Villas were listed at $935,000 in August 2026 and $1,125,000 in September 2026, and one closed at $1,025,000 in April 2025. I couldn't build a reliable median. Schools are McKinney ISD (Glenoaks, Dowell, and McKinney Boyd on recent listings). HOA figures on listings don't agree, so get the resale certificate, and expect Stonebridge Ranch dues on top.
Who it fits: downsizers and lock and leave owners who want restaurants a short walk away.
Matching Buyer Type to Neighborhood
If you are... | Start here | Watch out for |
|---|---|---|
A first time buyer on a tight payment | Eastridge, Simpson Crossing, Eldorado Heights | PIDs in the two newer ones |
A daily SH 121 commuter | Eldorado Heights, Craig Ranch, Westridge | Toll costs |
Set on Frisco ISD | Craig Ranch, southern Westridge, parts of Stonebridge Ranch | Confirm by address |
Set on Prosper ISD | Tucker Hill, Auburn Hills, Aster Park, northern Westridge | Prosper ISD's higher combined rate |
Shopping new construction | Painted Tree, Ridgeline, Trinity Falls, Aster Park | MUD in Trinity Falls |
A trail and park person | Trinity Falls, Erwin Farms, Ridgeline, Painted Tree | North side drive times |
Downsizing | Adriatica, Historic District, Tucker Hill | Older systems downtown |
What Each Tax Setup Costs
Same McKinney mailing address, five different tax stacks. These are approximate 2026 totals per $100 of value, including the county and Collin College:
City of McKinney with McKinney ISD: about 1.71 (Stonebridge Ranch, Eldorado Heights, Painted Tree)
City of McKinney with Frisco ISD: about 1.66 (Craig Ranch, southern Westridge)
City of McKinney with Prosper ISD: about 1.85 (Tucker Hill, Auburn Hills)
Lowry Crossing with McKinney ISD: about 1.46, before the PID (Simpson Crossing)
Princeton with McKinney ISD: about 1.77, before the PID (Eastridge)
McKinney ISD's adopted 1.0664 includes a portion that depends on the November 3, 2026 tax rate election, so check the result; without that portion, the district rate would be about 1.0347. On school quality, McKinney ISD rated a B (87) for 2025 to 2026, and all three of its high schools rated A. Frisco ISD and Prosper ISD both rated A. I go line by line through all of this in my McKinney tax bill explainer.
How I Chose and Sorted These
I started from the areas clients ask about and kept only those with a recent price I could cite. Twelve months of NTREIS closings came first; when I didn't have that, I used Redfin, neighborhood pages built on MLS data, or builder price sheets, and said which. Heritage Ranch is left out on purpose because it's in Fairview.
Questions Buyers Ask Me
Where can I get a newer home in McKinney for under $400K?
Eastridge ($325,990 median) and Simpson Crossing ($346,609 median), both over the 12 months to October 28, 2026. Neither is in the City of McKinney, and both carry PIDs, so compare total payments.
Which areas have no MUD or PID?
I found none in Stonebridge Ranch, Craig Ranch, Westridge, Eldorado Heights, or Painted Tree. Trinity Falls has a MUD, and Simpson Crossing and Eastridge have PIDs. Read the seller's disclosure and the tax certificate anyway.
Can I negotiate in McKinney right now?
Often, yes. Redfin had a $511,000 citywide median for August 2026, down 3.5% year over year, with homes taking a median 49 days to sell. Each neighborhood moves at its own pace, though.
Get a Short List Built Around Your Payment
Because I'm both your REALTOR and your loan officer with NEXA Mortgage, I can tour a neighborhood with you and show the full monthly cost, PID, MUD, and HOA included, in the same sitting. Give me your price range and the district you want, and I'll send back three or four areas with real numbers. Call or text me at 469-817-6060, or reach me through the contact page.
Sources: Collin County Tax Assessor: 2026 rates and exemptions, by jurisdiction; McKinney city tax page; MISD election financial info, 2026; Community Impact on the MISD accountability grade; NTREIS MLS: closings over the trailing 12 months, through October 2026; Redfin: McKinney market data; Redfin: Stonebridge Ranch market; Redfin: Stonebridge Ranch sold homes; Redfin: Craig Ranch market; Redfin: Historic District market; Stonebridge Ranch association site; Stonebridge Ranch 2024 budget; Visit McKinney on Adriatica; Dustin Pitts: Tucker Hill; Dustin Pitts: Auburn Hills; Dustin Pitts: Painted Tree; Dustin Pitts: Erwin Farms; Bloomfield in Painted Tree; Community Impact on the Painted Tree parkland purchase; Pulte in Erwin Farms; Grand Homes in Ridgeline; Highland in Aster Park; Johnson Development on Trinity Falls; Lowry Crossing, Simpson Road PID service plan update (2026); Princeton PID page; Community Impact on the historic homes exemption; Google Maps: weekday afternoon drive times checked October 28, 2026.
