on September 28, 2026
If you’re looking at The Grove neighborhood in Frisco TX, one of the biggest things to understand is just how many different types of homes and lot sizes are available here.
I’ve toured several homes in The Grove, and this time I’m taking a closer look at a Brookfield Residential home on a 55-foot lot. This is the Denison floor plan, and once homes like this are built out with typical selections, you’re generally getting into the $1.1 million range, based on what was being discussed when I filmed this tour.
So what does that money actually get you? And is moving up to a 55-foot lot in The Grove worth considering?
Let’s get into it.
**Watch the full video here: https://youtu.be/AmF80Uemack
Location is one of the biggest reasons I like The Grove in Frisco TX.
The community sits near the area where Frisco, McKinney, Allen and Plano come together. That gives you relatively easy access to several major employment, shopping and entertainment areas without necessarily having to live farther north.
Stacy Road is nearby and gives you access toward Allen and US-75, while still keeping you close to everything happening throughout Frisco.
This is something I talk about constantly with people relocating to North Texas.
Don’t choose a neighborhood based only on the house.
You can change countertops. You can change flooring. You can eventually remodel a bathroom.
You can’t pick up your house and move it 20 minutes closer to work.
When I’m helping someone compare Frisco neighborhoods, location and commute are some of the first things I want to understand.
This particular Brookfield home sits on a 55-foot lot.
I’ve also toured a home on a 40-foot lot in The Grove, and there’s definitely a different feel when you start moving up in lot size.
The Grove has a surprisingly wide range of options. During this tour, I discussed homes on smaller 40-foot lots all the way up to 74- and 95-foot lots in some of the larger luxury sections.
That’s one of the things I like about the neighborhood.
You could have two buyers who both love The Grove but want completely different homes. One might prioritize a lower-maintenance property on a smaller lot, while another might want significantly more house and yard.
The 55-foot option falls somewhere in the middle.
You get more breathing room than some of the smaller homesites without necessarily making the jump into the largest luxury lots in the neighborhood.
The home I toured is the Denison floor plan from Brookfield Residential.
It’s a four-bedroom layout with bedrooms on both floors, and Brookfield also offers options with five bedrooms if you need the additional room.
One of the first things I noticed when I walked in was the natural light.
You have tall ceilings and large sliding glass doors across the back of the living area. The kitchen, dining and living room all flow together, so it feels very open.
I really like that setup for someone who entertains.
You can have people around the island, others in the living room, and open the back of the house toward the outdoor living area when the weather is nice.
The kitchen is probably one of my favorite parts of this floor plan.
You have a large island overlooking the living room, a five-burner gas cooktop, double ovens, tall cabinetry and a good-sized pantry.
During my tour, KitchenAid and Whirlpool were among the appliance options being discussed for buyers building the home.
The open layout also makes the kitchen feel like part of the living area instead of a completely separate room.
If you like having people over, watching a game while you’re cooking or just want a more open everyday layout, I think this part of the floor plan works really well.
The backyard is where I’d personally have some fun with this house.
You’ve already got the sliding glass doors connecting the interior and exterior, but I’d want to extend the covered outdoor area and build out a legitimate grilling setup.
Put a TV outside, add a grill and create somewhere you actually want to spend a Sunday afternoon watching football.
That’s also why lot size isn’t just a number.
A 40-foot lot might be completely fine for someone who doesn’t care about having much yard. Someone else might gladly spend more to have additional outdoor living and separation between neighboring homes.
Before paying for the bigger lot, figure out whether you’re actually going to use it.
The primary suite is downstairs and gives you enough room to create a separate sitting or reading area in addition to the normal bedroom furniture.
The bathroom has separate sinks, a tub and a large shower with tile running high up the walls.
There is one thing I’d change.
For a home around this price point, I’d like a bigger primary closet.
It’s not a bad closet, and it may be plenty of room depending on what you need. But when I’m looking at a home that can end up around $1.1 million once built out, I personally expect a little more closet space.
That’s why I try to point these things out during my tours.
Every model home looks great. That doesn’t mean every part of the floor plan is going to be perfect for you.
If you work from home, this floor plan has a really nice dedicated office.
It’s large enough that you’re not trying to squeeze a desk into a spare bedroom or game room.
For a lot of buyers I work with, a legitimate office has become much more important than it used to be.
If you’re working from home several days a week, that room isn’t really an “extra.” You’re going to use it constantly.
The additional living areas are another strong point of this home.
There’s a dedicated media room downstairs that would be great for movies or sports, and upstairs you have a separate game room.
I like having those spaces separated.
Instead of one giant upstairs room trying to serve every purpose, you can have a dedicated media setup downstairs and still have another area upstairs for a pool table, ping pong, kids’ area or secondary living room.
You also have bedrooms on both levels, which gives the floor plan some flexibility depending on how you want to use the house.
One of the interesting things about The Grove neighborhood is the range of homes available.
During this tour, I discussed options ranging from townhomes around the $400,000s all the way up to luxury homes approaching or exceeding the $2 million range, depending on the home, builder, lot and upgrades.
This Brookfield product is somewhere in between.
For this type of home, I was seeing buyers generally getting around the $1.1 million range once built out, depending on selections.
But there’s something really important to remember when you’re walking through a model:
The model isn’t the base house.
Builders put a lot of upgrades into model homes because they’re designed to show you what’s possible.
So if you walk through a model and love every single thing about it, don’t assume the advertised starting price includes everything you’re looking at.
Before making a decision, I want to know what the home you actually want is going to cost.
At the time I filmed this home, I discussed a 1.69% property tax rate and an HOA of approximately $221 per month for this section.
The HOA included front-yard maintenance and maintenance of certain non-fenced areas, based on the information available when I toured the home.
Obviously, taxes and HOA fees can change, and you’ll want to verify the numbers for the specific property you’re considering.
This is also why I don’t like comparing North Texas homes based only on purchase price.
A $1.1 million home in one community can have a very different monthly payment than a $1.1 million home somewhere else once you factor in the property tax rate, HOA, insurance and MUD or PID assessments where applicable.
I want to know the total monthly cost, not just what’s written on the builder’s price sheet.
The Grove puts a lot of emphasis on green space and neighborhood amenities.
During this tour, I talked about the community’s pools, pickleball courts, playgrounds and green space.
That’s another part of the decision buyers sometimes overlook.
You’re not only buying a house.
You’re choosing what you want life outside the house to look like.
Some of my clients couldn’t care less about neighborhood amenities. They’d rather have more land and their own backyard setup.
Others specifically want trails, pools, parks and places they can use without having to maintain everything themselves.
Neither one is necessarily better. They’re just different lifestyles.
There are several builders represented throughout The Grove, including Brookfield Residential, Chesmar Homes and Highland Homes. Brookfield Residential is also the developer of the neighborhood.
The builders and products vary depending on which section and lot size you’re considering.
That means you don’t necessarily have to leave The Grove if you like the location but don’t love the first house you tour.
You may simply need to look at a different builder, lot size or floor plan.
That’s why I recommend looking at the neighborhood as a whole before deciding whether it’s right or wrong for you.
Builder incentives can be great, but I wouldn’t choose a house because someone is offering a temporary incentive.
Those offers change all the time.
I mentioned during my tour that there were incentives available, but I intentionally didn’t focus on specific numbers because they could be completely different by the time you’re reading this.
A great incentive on the wrong house is still the wrong house.
Before you start touring models, make a list of what actually matters to you.
How long can your commute be?
How many bedrooms do you need?
Do you need an office?
How important is the backyard?
Do you want neighborhood amenities?
What’s your comfortable monthly payment?
Are you okay with a smaller lot if it gets you into the location you want?
Having those answers before you walk into a model home makes it much easier to avoid getting distracted by upgrades and incentives.
I think the better question is whether the 55-foot lot fits how you want to live.
This Brookfield home gives you four bedrooms, a dedicated office, media room, upstairs game room, open kitchen and living area, outdoor living and a larger homesite than some of the entry-level options in The Grove.
For someone who wants the location of The Grove but feels cramped on a 40-foot lot, the 55-foot option could be worth comparing.
But don’t automatically spend more just because you can.
I’d rather see you buy the house and lot that fit your lifestyle than spend extra money on square footage or land you’re never going to use.
If you’re considering The Grove neighborhood in Frisco TX, comparing new construction in Frisco, or trying to decide between Frisco, Prosper, Celina, McKinney and other North Texas communities, I’d be happy to help.
I tour these neighborhoods and homes regularly, and I can help you compare the things that aren’t always obvious when you’re looking online: builders, lot sizes, commute times, property taxes, HOA costs, incentives, location and the overall lifestyle of each community.
Whether you’re 9 days or 9 months away from moving to North Texas, feel free to reach out.
Jake Inderman | North Texas Realtor | eXp Realty
Call or text: 469-343-2008
Email: jake.inderman@gmail.com
My team and I would love to help you find the part of North Texas—and the home—that actually fits what you’re looking for.