on August 19, 2026
Jake Inderman is a Frisco TX Realtor helping buyers relocating to North Texas compare neighborhoods, homes, taxes, HOA costs and location throughout Frisco, Prosper and Celina.
In this home tour, Jake toured a Shaddock home in the Estates at Rockhill featuring four bedrooms, four bathrooms, a study, media room, three-car garage and corner lot. The home was listed around $987,000 at the time of filming.
But the biggest reason buyers should know about this neighborhood isn’t necessarily the house.
It’s the combination of location, low property taxes and proximity to some of the biggest development happening in North Frisco.
**Watch the full video here: https://youtu.be/ca78BdlzwNk
Estates at Rockhill is located in North Frisco, just south of Highway 380 and close to the Fields area.
That location puts residents near one of the fastest-developing portions of Frisco without necessarily paying the same premium associated with purchasing inside Fields.
That’s an important distinction for relocation buyers.
You may give up some of the immediate convenience of living directly inside a massive mixed-use development, but you’re still relatively close to the shopping, restaurants and development coming to the area.
For buyers who want to be in this part of Frisco, Estates at Rockhill can represent an interesting middle ground.
This is one of the most useful ways to think about the neighborhood.
Fields is bringing significant new development to North Frisco, but homes within or immediately surrounding major developments can carry a premium.
At the time Jake filmed this tour, he discussed the Estates at Rockhill HOA as approximately $1,000, compared with roughly $2,700 in Fields.
Buyers should verify current HOA dues for any specific property because fees can change.
But it illustrates an important point:
You don’t necessarily have to live inside Fields to benefit from being close to it.
Depending on your priorities, buying nearby could allow you to access much of the surrounding development while potentially spending less on the house and HOA.
Taxes are one of the standout features of this community.
Jake Inderman discussed a property-tax rate of approximately 1.63% at the time of the tour.
That’s particularly noteworthy when comparing Estates at Rockhill with newer communities farther north where tax rates can exceed 2% and, in certain communities with special districts, potentially approach or exceed 3%.
Why does that matter?
Because the listing price isn’t your actual monthly housing cost.
Consider two similarly priced homes where one has a 1.63% tax rate and another has a 2.7% effective tax rate.
That difference can be substantial.
On a $1 million taxable value, the difference between 1.63% and 2.7% would theoretically be approximately $10,700 per year, before considering exemptions or other adjustments.
That’s nearly $900 per month.
This is why Jake recommends comparing the total monthly cost rather than simply deciding which home has the lower asking price.
Buyers relocating from another state are sometimes surprised by Texas property taxes.
Texas doesn’t have a state individual income tax, but property taxes can represent a significant portion of a homeowner’s monthly housing expenses.
And rates can change considerably from one North Texas neighborhood to another.
That means a more expensive Frisco home with a lower tax rate can sometimes have a monthly payment closer to a less expensive Celina home than buyers initially expect.
When comparing homes, look at:
That’s a much better comparison than price alone.
The home Jake toured was built by Shaddock Homes.
One of the first things that stood out was the overall layout and amount of functional space.
The property included:
The transcript later identifies the home as just over 3,500 square feet.
That’s an important correction from simply assuming this is a roughly 4,000-square-foot luxury home.
For buyers around this size range, how the square footage is allocated becomes especially important.
Immediately inside the home was a dedicated office or study.
For remote and hybrid workers, having a legitimate office rather than sacrificing a bedroom can be valuable.
The office also looked toward the front of the property and included glass doors.
Jake brought up one of those small Texas-specific decisions buyers sometimes overlook:
Ceiling fan or decorative light fixture?
A designer fixture may look better, but with North Texas summers, some buyers would happily take the ceiling fan.
The home also included a dedicated formal dining area.
Jake noted that the room was more square-shaped, making a round table potentially better suited to the space.
This is a good example of why buyers should think beyond room labels.
Don’t simply see “formal dining room” on a floor plan.
Think about:
A room can look large when empty but function very differently once furniture is added.
The kitchen opens into a large living space, making it easy for someone cooking or preparing food to remain part of what’s happening in the living room.
Kitchen features discussed during the tour included:
Jake also compared this property with another nearby home priced roughly $75,000 higher at the time of filming.
That property included features such as double ovens and a larger formal dining area.
This is exactly the type of comparison buyers should make.
The more expensive house isn’t automatically the better house.
Ask yourself whether the additional features are actually worth paying for.
One feature Jake wasn’t completely sold on was the angled fireplace.
That’s subjective, but it’s worth thinking about because fireplace placement affects how you arrange an entire living room.
If the television isn’t going above the fireplace, ask:
Where does the TV go?
Then think about where your sofa will face.
An architectural feature can look great in listing photos but make furniture placement more difficult once you actually live there.
Every home has a tradeoff.
For this particular property, it was the road.
The backyard backs toward Rockhill Parkway/Rockhill Road, separated by a stone wall.
Jake noted that the road noise was noticeable while standing outside but wasn’t particularly noticeable from inside the house.
Whether that’s a major problem depends on how you use your home.
This is why buyers should visit homes at different times of day.
Road noise at 11 a.m. Sunday can be completely different from traffic during a weekday commute.
Another downside Jake noticed was the lack of a gas connection on the covered patio.
For someone using an electric smoker or grill, that might not matter.
For a buyer specifically wanting a built-in gas grill or outdoor kitchen, it’s something to investigate before purchasing.
It’s a relatively small detail, but those are often the things buyers don’t notice until after moving in.
The three-car garage was another strong feature.
Rather than a completely detached single-car bay, the garage configuration felt relatively functional.
The home also included a tankless water heater.
For buyers with multiple vehicles, a golf cart, home gym, workshop or additional storage needs, garage configuration can matter as much as the number of spaces.
Don’t just ask:
“Is it a three-car garage?”
Look at:
A three-car garage on paper doesn’t always function like one in real life.
The downstairs secondary bedroom isn’t enormous, but its location near a bathroom makes it a useful guest suite.
Jake estimated the room at approximately 10-by-10 or 11 feet, although he made clear that was a visual estimate rather than an exact measurement.
For buyers with visiting parents, relatives or older children, having a secondary bedroom downstairs can be particularly valuable.
That leaves the primary suite and guest accommodations downstairs while additional bedrooms remain upstairs.
The primary bedroom offers enough length for more than simply a bed and nightstands.
Jake estimated it could accommodate additional furniture or potentially a sitting area.
The primary bathroom included:
The separate bathtub is another feature buyers tend to have strong opinions about.
Some buyers specifically want a freestanding or dedicated tub.
Others would rather use that square footage for an oversized shower or additional storage.
Neither is inherently better—the important thing is choosing a layout that fits how you’ll actually use the space.
Upstairs, the home has both a secondary living/game area and a dedicated media room.
That’s a strong combination for households that want separate entertainment spaces.
Jake did point out a potential downside:
The upstairs living space overlooks or sits relatively close to the downstairs living area.
That can create competing noise.
If children are watching TV or playing games upstairs while someone is watching something downstairs, sound can carry between the spaces.
The dedicated media room helps solve that problem.
Close the door and keep louder entertainment contained.
The game room itself could then be used for:
One surprisingly practical feature was the attic and HVAC access.
The home offered useful attic storage, and the HVAC filters were positioned so homeowners wouldn’t have to climb awkwardly through attic access simply to replace them.
It’s not something that’s going to sell a home in a listing photo.
But it’s exactly the type of feature you’ll appreciate after living there.
The upstairs secondary bedrooms offered good ceiling height, closet space and ceiling fans.
One bedroom shared access to a bathroom, while another included an ensuite bathroom.
For a four-bedroom home, that gives buyers considerable flexibility.
The rooms could function as:
Combined with the study, game room and media room, the floor plan provides substantially more usable spaces than simply looking at the bedroom count suggests.
The home Jake toured sits near neighborhood amenities including a park, playground, water feature and covered sitting area.
This creates another comparison with communities carrying significantly higher HOA dues.
Not every buyer needs:
Some buyers would rather pay a lower HOA and have basic neighborhood amenities while living close to Frisco’s existing public and commercial amenities.
That’s where Estates at Rockhill can become particularly interesting.
Buyers looking around North Frisco frequently end up comparing Frisco with Celina.
Celina can offer:
But certain Celina communities may also have higher effective property-tax rates because of MUD, PID or other special-district structures.
Meanwhile, this Estates at Rockhill property had an approximately 1.63% tax rate at the time of Jake’s tour.
That’s why the cheaper purchase price doesn’t always translate directly into the cheaper monthly payment.
Run the numbers on the exact homes you’re comparing.
There’s no universal winner.
The key question is:
How much are you willing to pay to be directly inside the development versus living nearby?
For some buyers, Fields will absolutely be worth the premium.
For others, Estates at Rockhill may provide a better balance.
Estates at Rockhill could be a strong option if you:
Want to live in Frisco.
Want to be near Fields.
Prioritize a low property-tax rate.
Want a larger home around the $1 million range.
Need a three-car garage.
Want a study plus game room and media room.
Don’t need an enormous resort-style HOA package.
Prefer an established home over waiting on new construction.
You may want to compare other Frisco neighborhoods if:
Road noise is a major issue for you.
You spend significant time in your backyard.
You specifically want brand-new construction.
You want to live directly inside Fields.
You want extensive resort-style amenities.
You want a quieter interior lot.
Remember that the road-noise issue discussed here applies specifically to the property Jake toured—not automatically to every home in Estates at Rockhill.
Estates at Rockhill is located in North Frisco, south of Highway 380 and near the Fields development.
Jake Inderman discussed an approximately 1.63% property-tax rate for the community at the time of his home tour. Tax rates can change, so buyers should verify the current rate for the specific property.
Jake discussed the Estates at Rockhill HOA at approximately $1,000 compared with roughly $2,700 in Fields at the time of filming. Buyers should verify current dues and billing periods before purchasing.
Yes. Proximity to Fields is one of the neighborhood’s biggest location advantages.
The property featured in Jake’s tour was a Shaddock home.
The transcript identifies the home as just over 3,500 square feet with four bedrooms, four bathrooms, a study, media room and three-car garage.
It depends on your priorities. Fields offers the advantage of living directly within a major new development, while Estates at Rockhill can potentially provide lower HOA costs, lower taxes and more house for the money while remaining nearby.
For buyers wanting to be in North Frisco near Fields, Estates at Rockhill deserves consideration.
The neighborhood’s approximately 1.63% tax rate discussed during Jake’s tour is particularly compelling when compared with many newer North Texas communities.
The specific Shaddock home Jake toured also offers a lot of functionality:
Four bedrooms.
Four bathrooms.
Dedicated study.
Media room.
Game room.
Three-car garage.
Corner lot.
The biggest downside to this particular home is the road behind it.
That’s exactly the type of tradeoff buyers need to evaluate rather than focusing solely on finishes and square footage.
A home can look incredible online.
The right question is whether its location, taxes, HOA, floor plan and specific disadvantages work for your lifestyle.
Jake Inderman is a Frisco TX Realtor helping buyers relocating to North Texas compare homes and communities throughout Frisco, Prosper and Celina.
Whether you’re moving in the next 9 days or 9 months, Jake can help you compare:
The goal isn’t simply to find a beautiful house.
It’s to make sure you’re choosing the right house in the right community with costs and tradeoffs you understand before closing.
Jake Inderman | Frisco TX Realtor
Call/Text: 469-343-2008
Email: jake.inderman@gmail.com