Simpson Crossing McKinney Homes for Sale
Simpson Crossing is a Meritage Homes community on the US 380 corridor east of McKinney, built in 2024 and 2025. 82 homes sold here in the last 12 months at a median price of $346,609. It has a McKinney mailing address and McKinney ISD schools, but it sits inside the City of Lowry Crossing and carries a PID.
Find your Simpson Crossing home
Source: NTREIS MLS closed sales, Simpson Crossing, 12 months to October 28, 2026. Builder and HOA details from Meritage Homes and listing portals. Deemed reliable, not guaranteed.
Simpson Crossing homes for sale right now
The newest listings in Simpson Crossing, straight from the MLS. The community is nearly sold out, so new listings go fast. Open any home for photos, taxes, and the school zoning.
Every Simpson Crossing home, and the real payment
Simpson Crossing homes are almost all 2024 and 2025 builds from about $280K to $475K, and the PID changes the monthly payment. Tell PJ your budget and the size you need. He sends matching listings, homes coming soon, recent sold prices, and the payment with taxes, PID, and HOA included.
- The PID, explained up front. Simpson Crossing has a public improvement district assessment on top of the regular tax rate. PJ pulls the exact amount for each lot.
- Nearly new, priced from sold data. Most homes here are one to two years old, so PJ compares resales to recent closings, not to old builder prices.
- One person for the home and the loan. REALTOR® and loan originator, NMLS #2280005, shopping 280+ lenders.
What it is like to live in Simpson Crossing
Simpson Crossing is a 540 home Meritage Homes community east of McKinney on the US 380 corridor. Site work on the first phase finished in 2024, and nearly every home here was built in 2024 or 2025, so you get a nearly new home without waiting on construction.
The address and schools say McKinney, but the land sits inside the City of Lowry Crossing. That means a different city tax rate than McKinney, plus a public improvement district assessment that paid for the streets and utilities. Both show up on the tax bill.
Homes are three to five bedroom one and two story plans from about 1,600 to 3,600 square feet. The median sold home was about 2,260 square feet at about $154 per square foot, one of the lower prices per foot for a newer home with a McKinney address.
Daily life points west to McKinney along US 380, with Lake Lavon about 10 miles south and Princeton just east. The HOA is about $700 a year and includes a resort style pool, a splash pad, a dog park, and trails.
Nearly new homes
Built in 2024 and 2025, from about 1,600 to 3,600 sq ft.
Pool and splash pad
A resort style pool with a cabana, a splash pad, and a playground.
Trails and a dog park
Greenbelt trails and open space through the community.
McKinney ISD
Webb Elementary, Johnson Middle, and McKinney North High in MLS records.
On US 380
East of McKinney, between McKinney and Princeton.
PID on the tax bill
City of Lowry Crossing, plus a Simpson Crossing PID assessment.
Simpson Crossing series side by side
Price ranges come from builder pages and listings from 2023 to 2026. Each name opens live Simpson Crossing listings.
| Series | Price range | Size | Plans | Status |
|---|---|---|---|---|
| Meritage Spring SeriesBuilt 2024 to 2025 | About $338K to $405K | About 1,605 to 2,337 sq ft | 3 to 4 bedrooms, Carlsbad, Saguaro, Bryce, Olympic | Sold out per listing portals |
| Meritage Signature SeriesBuilt 2024 to 2025 | About $391K to $511K | About 1,833 to 3,100 sq ft | 3 to 5 bedrooms, Kessler, Woodside, Henderson | Sold out per listing portals |
| Brightland HomesBuilt 2024 to 2025 | About $375K to $402K | About 2,050 to 2,070 sq ft | 4 to 5 bedrooms, Kimbell plan and others | No longer listed as selling |
| ResalesPhases 1, 2, and 4 | $279K to $475K sold | About 1,605 to 3,627 sq ft | Median about 2,260 sq ft | Most current homes for sale |
Builder sell out dates come from listing portals and conflict with some Meritage pages. PJ confirms current builder inventory, the PID amount, and the HOA for a specific home before you offer.
Simpson Crossing builders and prices
Meritage Homes developed Simpson Crossing and built most of it. Brightland Homes built a smaller number of homes.
Meritage Homes
Spring Series
- Advertised
- About $338K to $405K
- Size
- About 1,605 to 2,337 sq ft
- Note
- Smaller one and two story plans, energy efficient features
Meritage Homes
Signature Series
- Advertised
- About $391K to $511K
- Size
- About 1,833 to 3,100 sq ft
- Note
- Larger plans with up to 5 bedrooms
Brightland Homes
Select homesites
- Advertised
- About $375K to $402K
- Size
- About 2,050 to 2,070 sq ft
- Note
- Built 2024 and 2025, now resale only
Pricing from builder websites and listing portals, 2023 to 2026, and subject to change. Ask PJ about any remaining builder homes and current incentives.
Resales of nearly new homes
82 homes closed in the last 12 months at a median of $346,609, or about $154 per square foot. 68 of those 82 sales landed between $300,000 and $400,000. With the builders sold out, resales now set the price, so compare each home to recent closings on the same plan.
Taxes, PID, and HOA in Simpson Crossing
Simpson Crossing is in the City of Lowry Crossing with a public improvement district, so the tax bill differs from a home inside McKinney city limits.
2026 tax rate, Simpson Crossing
Per $100 of assessed value. Adopted rates, before the PID.
- McKinney ISD
- 1.0664
- City of Lowry Crossing
- 0.1610
- Collin County
- 0.1514
- Collin College
- 0.0812
- Simpson Crossing PID
- About $3,430 to $4,610 a year
- Total before PID
- About 1.4600
HOA dues
Simpson Crossing Residential Community, about $58 a month or $700 a year.
Simpson Crossing PID
A City of Lowry Crossing PID billed with your property taxes. For 2026 to 2027, about $3,430 to $4,610 a year including maintenance, depending on lot width and improvement area, through 2053 to 2055.
No MUD found
No municipal utility district was found. Wastewater service comes from the City of Princeton by contract with the developer.
Builder warranty
Homes built in 2024 and 2025 may still carry part of the builder warranty. Ask for the transfer details.
Know your payment before you tour
Use the calculator with the Simpson Crossing tax rate filled in, then add the PID. PJ is a REALTOR® and a mortgage loan originator, so he can turn this estimate into a real quote from 280+ wholesale lenders, including FHA, VA, and conventional loans.
- Get pre approved.Know your real budget, including taxes, the PID, and HOA.
- Shortlist homes.PJ matches your size and budget to the right Simpson Crossing plans.
- Offer with sold data.PJ prices your offer from recent closed sales on the same plan.
Estimate a Simpson Crossing payment
- Principal + interest (30-yr)
- $0
- Property tax
- $0
- Homeowners insurance (est.)
- $0
- HOA + PID
- $0
Estimate only. Tax rate set to about 1.46 percent with no exemptions and does not include the PID of about $285 to $385 a month. HOA set to about $58 per month. Insurance estimated at 0.6 percent of price per year.
Simpson Crossing schools in McKinney ISD
Campus grades are the latest TEA ratings found. McKinney ISD earned a B (87) for 2025 to 2026, and all three of its high schools earned an A.
Webb Elementary
Shown in MLS records for Simpson Crossing. Rated D for 2024 to 2025. About 4 miles west in east McKinney.
McKinney ISDScott Morgan Johnson Middle
Shown in most MLS records. Rated B for 2024 to 2025. One 2026 listing shows Dr. Jack Cockrill Middle.
McKinney ISDMcKinney North High
Rated A. The district says all three McKinney ISD high schools earned an A for 2025 to 2026.
McKinney ISDMcKinney ISD changed attendance zones for 2026 to 2027 to relieve Johnson Middle and McKinney North. Confirm the zoned schools for an exact address with the McKinney ISD school locator before you sign.
Pool, trails, and room to play
Resort style pool
A community pool with a cabana, included in HOA dues. A 2026 listing described the amenity center as still coming, so check its status.
Splash pad and playground
A splash pad and playground for younger kids near the pool.
Dog park
A fenced dog park inside the community.
Trails and greenbelt
Walking trails, a greenbelt, and open space through the neighborhood.
Lake Lavon
About 10 miles south, for boating, fishing, and lake parks.
Historic downtown McKinney
The square, restaurants, and events, west along US 380.
Where Simpson Crossing is
Getting around
Simpson Crossing sits on the US 380 corridor east of McKinney, toward Princeton. Approximate drive times, which vary with traffic:
Agent and lender in one
PJ Zaji is a McKinney REALTOR® and a licensed mortgage loan officer. One person checks the PID, HOA, and school zone for each home, prices your offer from sold data, and shops your loan across 280+ lenders.
- PID and HOA checked on every home
- Offers priced from closed Simpson Crossing sales
- FHA, VA, and conventional loans shopped across 280+ lenders
Simpson Crossing: common questions
Still have a question?
Text PJ at 469-817-6060 for Simpson Crossing homes coming soon and recent sold prices.
Call or text PJIs Simpson Crossing in McKinney?
It has a McKinney, TX 75069 mailing address and McKinney ISD schools, but state filings place the subdivision inside the City of Lowry Crossing, which runs a Simpson Crossing public improvement district. Some listings show the city as McKinney, others as Lowry Crossing or Princeton.
Where is Simpson Crossing?
South of US 380 near Simpson Road, east of McKinney on the way to Princeton. Meritage lists the community address as 810 Woodford Way, McKinney, TX 75069. Lake Lavon is about 10 miles away.
What do homes in Simpson Crossing cost?
82 homes closed in the last 12 months with a median sold price of $346,609, or about $154 per square foot. Sales ranged from about $279,000 to $475,000, and most sold between $300,000 and $400,000.
Who built Simpson Crossing?
Meritage Homes developed the community and built two series, the smaller Spring Series and the larger Signature Series. Brightland Homes also built homes here. Listing portals show both Meritage series sold out in December 2025 and January 2026, so most homes for sale now are resales.
Does Simpson Crossing have a PID?
Yes. The City of Lowry Crossing lists a Simpson Crossing PID with a 2026 service and assessment plan. The assessment is billed with your property taxes and varies by lot. For 2026 to 2027 the city assessment plan shows about $3,150 to $3,440 a year on 40 foot lots and $3,880 to $4,240 on 50 foot lots, plus a maintenance assessment of about $280 to $365. The bond assessments run through 2053 to 2055 depending on the improvement area.
How much is the HOA in Simpson Crossing?
About $58 a month, or $700 a year, for the Simpson Crossing Residential Community. Amenities include a resort style pool with a cabana, a splash pad, a playground, a dog park, and trails.
What schools serve Simpson Crossing?
McKinney ISD. MLS listings show Webb Elementary, Scott Morgan Johnson Middle, and McKinney North High, and one 2026 listing shows Dr. Jack Cockrill Middle. McKinney ISD changed attendance zones for 2026 to 2027, so check the exact address.
What is the property tax rate in Simpson Crossing?
Before the PID, the 2026 rate for McKinney ISD, the City of Lowry Crossing, Collin County, and Collin College totals about 1.46 percent. On a $346,600 home that is about $5,060 a year before exemptions, plus the PID assessment.
More McKinney area homes and guides
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Matching listings, homes coming soon, recent sold prices, and a real payment estimate with taxes, PID, and HOA included.
