on October 25, 2026
Thinking about buying or selling a home in Frisco, Prosper, or Celina, Texas? The latest housing market numbers reveal three very different stories—and understanding those differences could save you thousands of dollars.
New construction homes in Prosper recently sold at a median of 7% below their asking prices. Celina has an enormous amount of new construction inventory competing with resale homes. Meanwhile, Frisco’s more established housing market is seeing significant competition among existing homes.
So, where are the best opportunities for buyers? And what do sellers need to know before putting their homes on the market?
Let’s break down the latest MLS housing market data from September 16 through October 16, 2026, and explore what these numbers actually mean.
**Watch the full video here: https://youtu.be/6nOwwvLSw-k
One of the biggest mistakes buyers make when relocating to North Texas is treating the entire Dallas-Fort Worth area as one housing market.
In reality, Frisco, Prosper, and Celina operate very differently.
Frisco is a more established suburb with a large resale housing market. Prosper features higher-priced new construction communities and opportunities to negotiate with builders. Celina continues to experience substantial new construction activity, giving buyers more options.
Here’s how the markets compare.
The following figures reflect the median sales prices reported in the MLS during the September 16–October 16, 2026 reporting period.
| City | New Construction Median Sold Price | Resale Median Sold Price |
|---|---|---|
| Frisco | $873,000 | $600,000+ |
| Prosper | $1,055,000 | $623,000 |
| Celina | $497,000 | $512,000+ |
Important: These numbers do not mean that new construction is automatically more expensive or less expensive than resale homes. Home sizes, neighborhoods, amenities, school districts, and lot sizes can vary significantly.
The important takeaway is that each city has its own market conditions, and buyers should approach them differently.
If you’re considering buying a home in Celina, Texas, one of the biggest advantages right now is the amount of new construction inventory.
Among the three cities, Celina has by far the largest selection of MLS-listed new construction homes.
That means builders are competing not only against other builders but also against homeowners trying to sell their existing properties.
Over the reporting period:
These numbers suggest buyers have opportunities to negotiate, particularly when considering builder inventory homes.
But there’s something important to understand.
The best deal isn’t always the home with the lowest asking price.
A builder might offer mortgage interest rate buydowns, closing cost assistance, free upgrades, or reduced lot premiums.
For example, I recently helped a buyer in Celina secure approximately $90,000 in combined builder discounts and incentives.
That’s why it’s important to compare the total financial picture instead of focusing exclusively on the advertised price.
If you’re selling a home in Celina, your competition may include brand-new homes just down the street.
Those homes could offer builder warranties, attractive financing incentives, and modern finishes.
To compete, resale homeowners need to understand what nearby builders are offering and price their homes accordingly.
Existing homes can still offer advantages, including larger lots, mature landscaping, established neighborhoods, and upgrades such as pools or outdoor living spaces.
The key is making those advantages clear to potential buyers.
Prosper may have the most surprising housing market numbers of the three cities.
According to the MLS data reviewed, new construction homes in Prosper sold at a median of 93% of their original list price during the reporting period.
That’s approximately 7% below asking.
For comparison, resale homes sold at approximately 97.7% of asking price.
| Market Metric | New Construction | Resale Homes |
|---|---|---|
| Median Sold Price | $1,055,000 | $623,000 |
| Sale-to-List Price | 93% | 97.7% |
| Median Days on Market | 150 | 121 |
These numbers tell an interesting story.
Builders in Prosper may have more flexibility than buyers realize, especially when they have completed inventory homes sitting on the market.
However, that doesn’t mean every builder will automatically discount a home by 7%.
The actual negotiating opportunity depends on the specific home, community, builder, and inventory situation.
I recently toured a new construction home in Windsong Ranch where the builder had reduced the asking price by approximately $200,000.
That’s a substantial price adjustment.
But buyers should also investigate why the home has been sitting on the market, whether additional incentives are available, and how the total ownership costs compare with other properties.
Some of the strongest negotiating opportunities may come from completed inventory homes.
Builders have money tied up in those properties, which can create additional motivation to sell.
Instead of simply asking a builder for their lowest price, consider negotiating several different components of the transaction.
These may include purchase price reductions, mortgage rate buydowns, closing cost assistance, lot premium waivers, and upgraded finishes or appliances.
Sometimes a builder has limited flexibility on the purchase price but significantly more flexibility on financing incentives.
That’s why having an experienced local real estate professional evaluate the entire offer can make a meaningful difference.
Frisco tells a completely different story from Celina and Prosper.
Because Frisco is a more established suburb, the housing market is dominated by resale properties rather than new construction.
During the reporting period, approximately 800 resale homes were listed in Frisco compared with 91 MLS-listed new construction properties.
That creates a different competitive environment for buyers and sellers.
| Market Metric | New Construction | Resale Homes |
|---|---|---|
| Median Sold Price | $873,000 | $600,000+ |
| Sale-to-List Price | 98% | 97.7% |
| Median Days on Market | 42 | 69 |
Unlike Prosper, new construction homes in Frisco sold much closer to their asking prices.
And because resale inventory is substantial, buyers may find opportunities among existing homes that have experienced price reductions.
It depends on your priorities.
One advantage of Frisco is the opportunity to purchase an updated home in an established neighborhood with convenient access to shopping, restaurants, schools, and major employment centers.
However, buyers should pay close attention to the age and condition of major components such as the roof, HVAC system, and foundation.
A beautifully renovated home may still require significant maintenance.
The right comparison isn’t simply new versus used. It’s the total value of the property, including its location, condition, and long-term ownership costs.
With substantial resale inventory, sellers need to be especially strategic.
Pricing a home based on comparable sales from six months ago may not accurately reflect current conditions.
Instead, sellers should focus on recent transactions, active competition, and the condition of their property.
Professional presentation, appropriate pricing, and understanding nearby builder incentives can all help a home stand out.
One factor buyers often overlook when comparing Frisco, Prosper, and Celina is the difference in property taxes and special assessments.
Some neighborhoods, particularly in newer developments, may have Municipal Utility District (MUD) taxes or Public Improvement District (PID) assessments.
These additional costs can significantly affect your monthly housing payment.
For example, two homes with the same $500,000 purchase price may have very different monthly carrying costs depending on their tax rates, HOA dues, and other assessments.
That’s why I always recommend looking beyond the purchase price.
A lower-priced home isn’t necessarily the less expensive home to own.
Before purchasing, make sure you understand the full estimated monthly payment and ongoing ownership costs.
This is one of the most important decisions buyers face when purchasing new construction in North Texas.
Let’s say a builder offers you two options:
Option 1: $10,000 off the purchase price
This lowers the amount you’re financing and can reduce your monthly mortgage payment.
Option 2: $10,000 toward closing costs
This may allow you to bring significantly less cash to closing.
Neither option is automatically better.
The right choice depends on your financial situation, mortgage terms, available cash, and long-term plans.
Interest rate buydowns can also be valuable, but buyers should carefully compare the builder’s preferred lender against independent financing options.
A generous incentive doesn’t always mean the builder’s lender offers the best overall loan.
Here’s how I’d approach the decision.
You value an established suburb, convenient access to Dallas-area amenities, and a large selection of resale homes.
You’re interested in newer luxury communities, larger homes, and exploring builder incentives on available inventory properties.
You want a broad selection of new construction communities and the opportunity to compare builders, floor plans, and incentives.
But there’s one piece of advice I’d emphasize above everything else:
Don’t choose where to live based solely on where you think you’ll get the biggest discount.
Choose the community that fits your lifestyle, commute, budget, and long-term goals.
Then work to negotiate the best possible deal within that community.
For buyers, the current market offers opportunities that weren’t as common during the most competitive years of the North Texas housing market.
In certain neighborhoods, buyers have more choices, more time to evaluate properties, and more negotiating flexibility.
For sellers, that same environment creates challenges.
Homes need to be priced competitively, presented professionally, and positioned against both resale properties and builder inventory.
Ultimately, the best strategy depends on the specific neighborhood and property—not just the city.
Whether you’re relocating to North Texas, buying your first home in the area, exploring new construction, or preparing to sell your current property, I’d love to help.
I work with families throughout Frisco, Prosper, Celina, and surrounding North Texas communities to help them find the right home and make informed real estate decisions.
From comparing neighborhoods and property taxes to negotiating builder incentives and evaluating resale opportunities, my goal is to help you make a move that makes sense for your lifestyle and finances.
Thinking about buying or selling in North Texas?
Reach out today, and let’s put together a personalized plan for your move.
📞 Call or Text:469-343-2008
📧 Email: Jake.Inderman@gmail.com
Market data based on MLS information reviewed for September 16–October 16, 2026. Builder inventory and incentives may not be fully represented in MLS reporting. Market conditions, availability, and financing offers are subject to change.