By Ben Jimenez
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Frisco, TX
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October 28, 2026
If your income is steady and you plan to stay put for several years, this fall is a reasonable time to buy in Frisco. Prices are a little lower than last year and you have more homes to choose from. The catch is mortgage rates, which climbed hard over the summer. So the real question is whether you can live with today's payment, not whether you can time the bottom.
It has cooled, and buyers have more room than they did a year or two ago.
Different sources measure a little differently, so the exact figures do not line up perfectly. They all point the same way, though. Prices are flat to slightly down, and supply is close to what most agents call a balanced market.
A lot. Freddie Mac's weekly survey had the 30-year fixed at 6.49% the week of July 9. By October 1 it was 7.28%, and on October 8 it hit 7.40%. A year ago it was 6.30%.
Here is a hypothetical. Say you put 20% down on a $650,000 home and borrow $520,000. At 6.49%, principal and interest come to about $3,283 a month. At 7.40%, it is about $3,600. That is roughly $317 more every month for the same house, before taxes and insurance.
That gap is why the slight drop in prices does not feel like a deal to many buyers. The price came down a little. The cost to borrow went up more.
It gives you more options, and builders have to compete with resale homes for the same buyers. Fields, the 2,500-acre development along the Dallas North Tollway, is planned for about 3,500 single-family homes at full buildout, with several builders working at a wide range of price points. Other builders are active across the north side of the city too.
When resale homes sit longer, builders often respond with incentives like closing cost help or rate buydowns instead of cutting the list price. Those offers change from month to month and community to community, so ask each builder what they are offering on the specific home and get it in writing. Also compare the full cost. A new build can carry a higher tax bill, HOA dues, and items like blinds or fencing that a resale home already has.
Waiting makes sense if the payment at today's rate would stretch you thin, if your job feels uncertain, or if you might move again in two or three years. Buying and selling both cost money, and a short stay rarely covers it.
Waiting for rates to fall is a different story. Nobody knows where rates go next. They went from the mid 6s to over 7.4% in about three months, and they could move either direction from here. If rates drop, more buyers usually come back and some of the negotiating room you have now goes with them. If rates keep rising, you pay more either way. You can refinance a rate later if it drops. You cannot go back and buy at last season's price.
A practical middle path: get fully underwritten preapproval now, pick a payment you are comfortable with at today's rate, and shop only below it. Then ask sellers or builders for help on the rate or closing costs, which is a fair ask in a market with close to five months of supply.
If you want to see what Frisco homes in your price range are really selling for, and what kind of concessions sellers are agreeing to, call or text Ben Jimenez at 469-730-6895. He will walk you through the numbers for your situation with no pressure to buy.
Nobody can say for sure. Recent data shows Frisco prices down about 4% to 6% from a year ago depending on the source, but that does not mean the trend will continue. Buy based on a payment you can afford, not a price forecast.
Minimums depend on the loan type and the lender, so talk to a lender before you start touring. A higher score usually gets a better rate, and at today's rates even a small rate difference changes the monthly payment noticeably.
It is worth asking. With homes taking around 57 days to sell and price reductions common, many sellers are open to concessions. Your agent can check what nearby sellers have recently agreed to before you write the offer.
It depends on how long you keep the loan. A buydown lowers your monthly payment right away, while a price cut lowers your loan balance and possibly your taxes. Ask your lender to show both options side by side on the same home.
A financed resale purchase often closes in about 30 to 45 days once the contract is signed, depending on the lender and title company. New construction depends on where the home is in the build, so ask the builder for a realistic completion date.
Get a straight answer on pricing, timing, and what it would take to get you moved.
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