on August 27, 2026
What makes The Grove particularly interesting is the range of homes available within the same community. You can find townhomes at one end of the market and luxury homes on massive 95-foot lots at the other.
That raises an important question:
Is The Grove Frisco worth the premium, or would your money be better spent in another North Texas community?
The answer depends heavily on what you value.
The Grove isn’t where Jake Inderman would send a buyer whose only goal is maximizing square footage for the money. But if you value location, newer homes, Frisco ISD, lower property taxes, amenities and proximity to major employment and entertainment centers, the premium starts making considerably more sense.
Jake Inderman is a Frisco TX Realtor helping buyers relocating to North Texas compare communities throughout Frisco, Prosper and Celina.
Here’s what buyers should know about The Grove before deciding if it’s the right fit.
**Watch the full video here: https://youtu.be/tVlhpwLPnCY
The Grove is located in southeast Frisco near an area commonly referred to as the Four Corners, where Frisco, Plano, Allen and McKinney come together.
That location is arguably The Grove’s biggest advantage.
You’re not simply close to everything in Frisco. You’re also positioned near several of North Texas’ largest employment, shopping and entertainment centers.
From The Grove, you’re approximately:
That last part is important.
“35 minutes from Dallas” doesn’t mean 35 minutes at 5:15 p.m. on a Tuesday.
Traffic can dramatically change commute times throughout DFW.
That’s why Jake Inderman recommends relocation buyers test-drive their commute during the actual hours they’ll be traveling before buying a home.
Don’t just drive from The Grove to your office at noon.
Drive it during rush hour.
Then decide whether you’re comfortable doing it every day.
The same location that makes The Grove attractive also creates one of its biggest downsides:
Traffic.
Frisco, Plano, Allen and McKinney have all experienced substantial growth.
That means you’re living in the middle of several highly developed areas with plenty of people traveling between them.
You’ll encounter:
But there’s another side to that equation.
You’re also much closer to the places you’re probably driving to.
If you move farther north to get away from Frisco’s density, you could simply trade congestion for distance.
That’s an important distinction.
The Grove is approximately a 700-acre master-planned community that was developed with green spaces and walking trails incorporated throughout the neighborhood.
That’s one of the things that separates it from a standard subdivision.
Instead of building houses first and squeezing amenities into whatever space remains, the neighborhood was designed around:
The result is a neighborhood that feels intentionally active.
You’ll see residents walking dogs, riding bikes, exercising and spending time outside.
For someone relocating to North Texas who doesn’t know anyone yet, that can be surprisingly valuable.
A community’s amenities aren’t simply about having a nice pool.
They’re also places where you naturally meet people.
The Grove offers a substantial amenity package.
Residents have access to features including:
The Orchard House serves as one of the central community hubs and includes access to the pool, fitness center, lawn and gathering spaces.
Whether those amenities justify the HOA depends on whether you’ll actually use them.
If your family is at the pool every weekend, you play pickleball and you regularly use the trails, there’s real value.
If you never leave your backyard?
You may prefer a neighborhood with fewer amenities and lower HOA dues.
For single-family homes, HOA dues discussed in Jake Inderman’s neighborhood tour were approximately $2,500 per year, although the exact amount can vary depending on the section and property type.
That’s roughly $200 per month.
At first glance, that can sound expensive.
But HOA dues shouldn’t be evaluated by themselves.
One of the biggest mistakes relocation buyers make when comparing Frisco with Prosper or Celina is comparing only:
Home price vs. home price
or
HOA vs. HOA.
You need to calculate the entire cost of ownership.
And that’s where The Grove gets interesting.
One of The Grove’s biggest financial advantages is its relatively low property-tax rate compared with many newer communities farther north.
The tax rate discussed in the tour was approximately 1.66%–1.675%.
Compare that with examples Jake discussed elsewhere in North Texas:
Ramble: approximately 2.785%
Light Farms: approximately 2.49%
North Sky: approximately 2%
Tax rates can change, and buyers should always verify the current rate for a specific property.
But the difference illustrates an important point.
A cheaper house doesn’t automatically mean a cheaper monthly payment.
Imagine you’re comparing a home in The Grove with a less expensive home farther north.
The Celina home might save you $150,000–$250,000 on purchase price.
That’s significant.
But you also need to compare:
Mortgage payment
Property taxes
HOA
MUD/PID/MMD assessments
Insurance
Commute costs
Time spent driving
The Celina house may still be cheaper.
But now you’re making an informed comparison instead of assuming the lower purchase price automatically wins.
According to the neighborhood information discussed in the video, The Grove does not have the type of MUD or PID assessment Jake was comparing with many communities farther north.
That’s another reason its property-tax picture can be attractive.
A MUD, or Municipal Utility District, generally helps finance infrastructure such as water and sewer systems.
A PID, or Public Improvement District, can fund public improvements and infrastructure within a defined area.
These assessments are common enough in North Texas that relocation buyers should ask about them before purchasing any new-construction home.
Don’t simply ask:
“What are the property taxes?”
Ask:
“What is my total effective tax rate, and are there any additional assessments attached to this property?”
That’s the number that matters.
Housing variety is one of the most unusual things about The Grove.
At the time of Jake Inderman’s tour, homes throughout the community ranged from approximately $400,000 to more than $2 million.
That doesn’t mean you’ll have a row of townhomes sitting directly beside $2 million luxury homes.
Different product types and price points are generally grouped into sections.
But it does mean buyers at dramatically different budgets can potentially live within the same master-planned community.
Here’s a general breakdown based on the market conditions discussed in the tour.
At the lower end, homes are generally smaller, potentially under approximately 2,000 square feet.
You could still find functional three-bedroom, two-bath homes without paying for space you don’t need.
Moving into this range can open options approaching or exceeding 3,000 square feet.
Buyers may find three- to five-bedroom configurations depending on the home.
This range starts introducing larger homes potentially approaching 4,000 square feet.
You’ll also begin seeing more:
This is where The Grove starts becoming a very different neighborhood.
Buyers can move into the larger lot products, luxury finishes, three- and four-car garages and substantial homes.
At the highest end, properties can approach or exceed $2 million.
Prices and builder inventory change frequently, so these ranges should be treated as a snapshot rather than current guaranteed pricing.
This may be one of the most overlooked considerations in the entire community.
The Grove includes homes on approximately:
40-foot lots
55-foot lots
74-foot lots
95-foot lots
And lot size can completely change how a home lives.
Two houses might both have 3,500 square feet.
One could sit on a narrow lot with limited backyard space.
The other could provide room for:
That’s why Jake Inderman recommends buyers think about the lot before becoming obsessed with interior upgrades.
You can change countertops.
You can replace flooring.
You can remodel a bathroom.
You can’t make your lot 30 feet wider.
There’s another nuance here.
A 95-foot lot isn’t automatically better than a 74-foot lot.
Width is only one measurement.
A wider homesite could potentially have a shallower backyard than another property.
If your goal is building a pool or creating a large outdoor living space, evaluate the actual usable backyard dimensions, not simply the advertised lot width.
This becomes particularly important at The Grove’s luxury price points.
The primary builders discussed in the tour included:
Each targets somewhat different buyers, floor plans and lot sizes.
Brookfield was discussed primarily in connection with 40- and 55-foot homesites.
Single-family options were starting around the $700Ks at the time of filming, with floor plans ranging from approximately 2,500 to nearly 4,000 square feet.
This could make sense for buyers who want:
without needing an estate-sized homesite.
Chesmar Homes was starting around the upper $700Ks at the time of the tour.
Floor plans discussed ranged from approximately 2,500 to around 4,300 square feet.
That creates an interesting option for buyers who prioritize interior space over having the largest possible backyard.
But don’t automatically buy the largest floor plan you can afford.
A 4,300-square-foot house isn’t better if you’re paying for rooms you never use.
Highland Homes occupies much of The Grove’s larger luxury product.
The tour discussed Highland homes on 74- and 95-foot lots, with pricing starting around $1 million and extending well above $2 million depending on the property and upgrades.
One luxury home Jake toured was approximately $2.1 million with roughly $350,000 in upgrades.
At this level, buyers can find features such as:
The 95-foot lots are particularly noteworthy because homesites that wide are relatively uncommon in newer Frisco communities.
This is the question that matters most.
Why spend significantly more for a house in The Grove when you could drive farther north and potentially get the same square footage for substantially less?
Location.
That’s ultimately what you’re buying.
In the comparison discussed in Jake’s video, two roughly 3,000-square-foot homes had an approximately $200,000+ difference in purchase price between Frisco and Celina.
That’s not insignificant.
But suppose you work at Legacy West.
From The Grove, your commute could be approximately 15 minutes.
From portions of Celina, that same commute could be 30–40 minutes.
That potentially means an additional hour in the car every workday.
Over time, that adds up.
Let’s say moving farther north adds one hour of total driving per workday.
That’s approximately:
5 hours per week
20+ hours per month
240+ hours per year
That’s essentially 10 full days every year spent in your car.
That doesn’t automatically make Frisco the better choice.
For some buyers, getting an extra bedroom, larger yard or substantially newer house is absolutely worth the commute.
But time should be included in the equation.
So should:
The real question isn’t:
“Where can I buy the biggest house?”
It’s:
“What combination of house, location and lifestyle gives me the best life for my budget?”
This is where the decision becomes very personal.
Neither answer is automatically right.
The Grove is served by Frisco ISD, which is one of the major reasons buyers consider the community.
However, relocation buyers should avoid assuming every school within a highly rated district is identical.
Research the specific:
And always verify current attendance boundaries directly with Frisco ISD before purchasing.
North Texas is growing quickly, and attendance zones can change.
This is another area where The Grove’s premium starts making sense.
Frisco already has much of the infrastructure buyers in newer suburbs are waiting to arrive.
Residents are relatively close to major destinations including:
You’re also within reasonable driving distance of surrounding Plano, Allen and McKinney.
That’s one of the fundamental differences between The Grove and communities farther north.
You’re not waiting for the city to come to you.
No neighborhood is perfect.
And if you’re considering spending hundreds of thousands—or millions—on a home, you deserve to understand the downsides.
The Grove’s location puts you close to everything.
It also puts you around a lot of people.
Expect congestion during busy times.
Your money generally won’t stretch as far as it will farther north.
A similar budget in Celina could potentially buy significantly more house.
Don’t assume every Grove home has a huge backyard.
The community has everything from 40-foot lots to 95-foot lots.
If outdoor space matters, pay attention.
The Grove is still developing.
That means construction traffic, workers, noise and potentially the occasional nail in the road.
Approximately $2,500 per year may feel expensive if you’re not going to use the amenities.
Now let’s flip it around.
This is the big one.
You’re positioned near Frisco, Plano, Allen and McKinney with access to major employment and entertainment centers.
Frisco has plenty of established neighborhoods.
The Grove gives buyers an opportunity to purchase newer or new-construction homes without moving significantly farther north.
Townhomes.
Smaller single-family homes.
Large luxury homes.
40-foot lots.
95-foot lots.
Few communities offer this much variety.
Pools, trails, fitness facilities, pickleball, basketball, green spaces and community gathering areas provide residents with plenty to do without leaving the neighborhood.
For buyers specifically targeting Frisco ISD, this can be another major advantage.
The approximately 1.66%–1.675% tax rate discussed in Jake’s tour was substantially lower than several communities farther north.
The Grove could be an excellent fit if you’re relocating to North Texas and:
You value location over maximum square footage.
You want newer construction without moving farther north.
You regularly commute toward Plano, Frisco or Dallas.
You want an active master-planned community.
You plan to use the amenities.
You want Frisco ISD.
You want multiple home and lot-size options.
You’re comfortable paying a premium for convenience.
Jake Inderman would probably recommend comparing other communities if:
Your number-one goal is maximum house for the money.
You want acreage or an enormous yard without spending seven figures.
You don’t care about amenities.
You rarely commute south.
You want to avoid construction completely.
You prefer a quieter, less-developed environment.
In those situations, communities in Prosper or Celina may make considerably more sense.
For the right buyer, yes.
But The Grove’s value isn’t really about getting the cheapest house.
You’re paying for a combination of:
Location + newer construction + amenities + Frisco ISD + lower taxes + convenience.
If you’re comparing homes purely on price per square foot, The Grove probably loses to Celina.
If you’re comparing the entire lifestyle, the decision becomes much closer.
That’s why Jake Inderman doesn’t recommend choosing between Frisco, Prosper and Celina based solely on Zillow listings.
Start with your lifestyle.
Where do you work?
How often do you commute?
How much backyard do you actually need?
Will you use the amenities?
How important is being 10–15 minutes from shopping and restaurants?
Would you rather spend $200,000 more on the house or potentially hundreds of additional hours in the car each year?
Answer those questions first.
Then decide whether The Grove’s premium makes sense.
The Grove is located in southeast Frisco near the area where Frisco, Plano, Allen and McKinney come together. Its location provides relatively convenient access to employment, shopping and entertainment throughout those cities.
At the time of Jake Inderman’s neighborhood tour, housing options throughout The Grove ranged from approximately $400,000 to more than $2 million, depending on property type, builder, lot size and upgrades. Pricing changes frequently.
Builders discussed in Jake’s tour included Brookfield Residential, Chesmar Homes and Highland Homes.
The Grove includes approximately 40-, 55-, 74- and 95-foot lot options. The larger homesites become particularly important for buyers wanting pools, outdoor kitchens or additional backyard space.
Single-family HOA dues discussed during the tour were approximately $2,500 annually, although dues can vary by section and property type.
The property-tax rate discussed during Jake’s tour was approximately 1.66%–1.675%. Tax rates can change, so buyers should verify the current rate and assessments for a specific property before purchasing.
The Grove was described in Jake’s tour as being served by Frisco ISD. Buyers should always verify current school attendance boundaries for a specific property directly with the district.
Neither is universally better. The Grove generally makes more sense for buyers prioritizing location, convenience and shorter commutes, while Celina can make more sense for buyers prioritizing square footage and purchasing power.
Jake Inderman is a Frisco TX Realtor helping buyers relocating to North Texas compare communities throughout Frisco, Prosper and Celina.
Whether you’re 9 days or 9 months away from moving, Jake can help you compare the things that actually affect your decision:
Instead of simply finding a beautiful house, the goal is to make sure you’re buying the right house in the right North Texas community.
Jake Inderman | Frisco TX Realtor
Call/Text: 469-343-2008
Email: jake.inderman@gmail.com