on August 31, 2026
Jake Inderman toured the Luca model on one of Highland Homes’ 74-foot lots in The Grove, and the biggest selling point is immediately obvious: an enormous open kitchen, dining and living area that flows directly into a covered outdoor entertaining space.
The home is nearly 4,500 square feet with five bedrooms, a three-car garage, dedicated office, multiple living spaces and an impressive primary suite. Similar Highland inventory homes were around $1.75 million at the time of filming, while Jake estimated the heavily upgraded model would be closer to the $1.8–$2 million range.
But at this price point, buyers shouldn’t evaluate only the house.
Jake Inderman is a Frisco TX Realtor helping families relocating to North Texas compare The Grove, Highland Homes, lot sizes, property taxes, HOA costs, commute times and luxury communities throughout Frisco, Prosper and Celina.
Here’s what buyers should know.
**Watch the full video here: https://youtu.be/1bYAjTKjWFs
The Luca is designed for buyers who want large, connected living spaces.
As soon as you enter, there’s a curved staircase, dedicated office and access to the three-car garage. Continue farther into the home and you reach the feature that defines this floor plan:
The kitchen, dining and living areas are essentially one massive entertaining space.
Jake estimates you could comfortably have around 20 people throughout this area without everyone feeling crowded.
For buyers who regularly host holidays, family gatherings, football games or parties, that’s a major advantage.
The model is a two-story home approaching 4,500 square feet.
Features Jake highlights include:
The important distinction is that the home doesn’t simply have a lot of square footage.
Much of that space is actually usable for entertaining.
If you love cooking or entertaining, the kitchen may be the best part of the Luca.
Jake highlights an oversized island, extensive cabinetry, two ovens, a six-burner gas cooktop, pot filler, substantial counter space and additional pantry/storage areas.
The cabinetry extends toward the ceiling, while the model uses matching countertop and backsplash materials for a more luxurious appearance.
But Jake makes an important point for anyone considering building this home:
This is a model.
Model homes are intentionally loaded with upgrades.
You don’t necessarily need every cabinet, sliding door or design upgrade shown here.
That’s where working through your priorities before going to the design center can potentially save a significant amount of money.
One of the easiest mistakes to make with new construction is falling in love with the model and trying to recreate every detail.
The Luca model has three sets of sliding doors leading toward the outdoor areas.
They look fantastic.
But do you actually need three?
Maybe you would rather install one or two and put that money toward:
That’s how Jake recommends approaching new construction.
Spend money on the features that improve your lifestyle, not simply everything the builder used to make the model look impressive.
This Luca model sits on one of Highland Homes’ 74-foot homesites in The Grove.
Highland also offers substantially larger 95-foot lots in the community.
That’s a major distinction because large homesites are increasingly difficult to find with newer construction in Frisco.
If you’re looking for a luxury home but still want:
the 74- and 95-foot Highland sections deserve consideration.
Twenty-one additional feet of lot width is significant.
Jake points out that a 95-foot lot could provide roughly another 20 feet of width compared with this Luca homesite.
That can completely change your backyard.
A buyer who wants a pool plus substantial grass may strongly prefer the larger homesite.
But don’t automatically assume bigger is better.
The larger lot can come with a substantial premium.
If you’re rarely outside and don’t want additional yard maintenance, paying for a 95-foot lot may not make sense.
Lot width gets most of the attention, but Jake also encourages buyers to evaluate depth.
A deep 74-foot lot may provide more usable backyard space than a shallow lot that’s technically wider.
Before paying a premium, evaluate:
Width
Depth
Easements
Home placement
Setbacks
Pool placement
Sun exposure
Neighboring properties
The lot can be just as important as the floor plan.
The backyard setup on this model is one of its strongest features.
The covered patio connects to an outdoor grilling area with built-in refrigeration and grill space.
Combined with the sliding doors connecting the indoor and outdoor spaces, the home works extremely well for entertaining.
You could have people in the kitchen, living room, dining area and patio without each space feeling completely disconnected.
For someone who regularly hosts, that’s the type of upgrade that may actually be worth spending money on.
Jake is clear that he personally wouldn’t choose this particular model homesite.
Why?
Road noise.
The model backs near a busy road, and the traffic is noticeable outside.
That’s an important lesson for anyone shopping in The Grove—or any new-construction community.
You can love the Luca floor plan without loving this lot.
Those are two separate decisions.
Another homesite could give you the same floor plan with a much quieter backyard.
Alternatively, if this model is eventually sold, the road location could potentially create an opportunity to negotiate a better deal.
The primary suite continues the oversized theme.
Jake highlights the tall ceilings, natural light, trim work and additional space within the bedroom.
Depending on the structural options chosen, buyers may also have opportunities to increase the size or alter the configuration.
But the bathroom is where the model really goes over the top.
Yes—five.
The primary shower in the Luca model has five shower heads.
Jake describes it more like a spa than a standard residential shower.
The bathroom also includes:
It’s absolutely a model-home feature designed to make an impression.
Do you need five shower heads?
Probably not.
Would it be fun?
Absolutely.
The primary closet also has upgraded storage rather than the basic wooden shelving Jake frequently sees in lower price-point homes.
The metal and built-in storage components give the closet a noticeably more finished luxury feel.
Again, these details illustrate why comparing only square footage can be misleading.
A 4,500-square-foot luxury home and a 4,500-square-foot entry-level production home can feel completely different depending on ceiling heights, materials, trim, cabinetry and structural upgrades.
The Luca includes a secondary bedroom downstairs near the kitchen.
That bedroom has its own bathroom and could work particularly well for:
For buyers planning a multigenerational household, having a second bedroom downstairs can be significantly more useful than another bedroom upstairs.
Upstairs, the Luca continues emphasizing entertainment.
There’s a large secondary living/game area complete with a wet bar and sink.
You could use the space as:
The pool table in the model demonstrates one option, but removing it would leave plenty of room for a substantial couch and television setup.
Jake also highlights that the secondary bedrooms have ensuite bathroom access.
That’s a meaningful upgrade for larger families.
It creates additional privacy and reduces the morning bottleneck that can happen when several bedrooms share one bathroom.
At the $1.5M+ price point, those layout details can matter as much as the cosmetic upgrades.
The house is only half the equation.
The Grove itself is one of the reasons these Highland homes command a premium.
Jake identifies three major reasons buyers like the community:
Location
Amenities
Lower property taxes compared with many newer communities farther north
Let’s break those down.
The Grove sits in southeast Frisco near the intersection of Frisco, Allen, Plano and McKinney.
Jake refers to this area as the “four corners.”
For buyers commuting around North Texas, that’s a strong location.
You’re not simply buying a Frisco address.
You’re gaining relatively convenient access to several of the largest suburbs in North DFW.
Jake estimates Legacy West at approximately 20 minutes from The Grove.
That’s a major consideration for someone working in Plano’s employment centers.
Move significantly farther north into Celina and that commute can increase substantially.
For a remote worker, that may not matter.
For someone making the drive ten times per week, it absolutely can.
Jake estimates approximately 35–40 minutes to Downtown Dallas, depending on traffic.
Actual commute times vary considerably throughout North Texas, so relocation buyers should always test their specific route during the hours they’ll actually travel.
Don’t rely on the drive time you see at 11 a.m. Sunday when your commute will happen at 7:30 a.m. Monday.
Another advantage of The Grove is how established the surrounding area already is.
Jake notes that residents have substantial shopping and dining within approximately 15 minutes and highlights nearby Downtown Frisco as another option.
That’s one of the biggest differences between Frisco and some newer developments farther north.
You’re paying more for the home.
But you’re also paying for convenience.
For some buyers, that’s worth the premium.
The Grove offers a substantial amenity package.
Jake discusses:
For active buyers, runners, walkers or families with children, those amenities can become part of everyday life rather than something you use twice per year.
The Grove also has a lifestyle director who helps organize neighborhood events.
Jake mentions activities such as:
That can be particularly valuable for relocation buyers.
If you’re moving to North Texas from another state and don’t know anyone, living in an active community can make meeting people considerably easier.
Jake reports HOA dues of a little over $2,500 per year at the time of filming.
He considers that fairly typical for many newer Frisco master-planned communities.
Whether it’s worth paying depends on whether you’ll use what you’re getting.
If you’re regularly using the pools, gym, pickleball courts, trails and community events, you may see substantial value.
If you couldn’t care less about amenities, that annual expense becomes harder to justify.
One of The Grove’s biggest financial advantages is its property-tax rate.
Jake reports approximately 1.66% at the time of filming.
That can be significantly lower than many newer master-planned communities farther north.
And when you’re buying a $1 million-plus property, even a 1% difference becomes substantial.
Jake gives a simple example.
On a $1 million home, an additional 1% in property taxes represents approximately:
$10,000 per year
or about
$833 per month
before considering exemptions or other variables.
That’s why comparing a $1 million home in Frisco with a $1 million home in Celina based solely on purchase price can be misleading.
The actual monthly cost could be very different.
Jake notes that many Celina communities have tax rates beginning with a “2,” with some reaching roughly the upper-2% range when special districts are included.
There are exceptions, and every property needs to be evaluated individually.
But the broader point is important:
Frisco may cost more upfront while partially making up the difference through lower property taxes.
That doesn’t automatically make Frisco cheaper.
It means the price difference isn’t necessarily as large as the list prices make it appear.
If you’re comparing The Grove with Prosper or Celina, don’t simply compare:
$1.5M vs $1.2M.
Calculate:
Principal + interest
Property taxes
MUD/PID/MMD assessments
HOA
Homeowners insurance
Then determine the actual difference.
A more expensive Frisco home with substantially lower taxes may be closer in monthly cost than expected.
That’s the comparison Jake recommends making with relocation clients.
The Grove has an unusually broad range of home prices.
Jake describes homes beginning in approximately the $400Ks and extending beyond $2 million.
Highland Homes isn’t building at the entry-level end of that range.
The 74- and 95-foot Highland products occupy the luxury portion of the community.
That allows buyers to stay within the same master-planned neighborhood while choosing dramatically different home sizes and price points.
At the time of filming, Jake discusses a similar Highland spec home around $1.75 million.
Because the Luca model is heavily upgraded, he estimates reproducing something close to the model could put the cost nearer $1.8–$2 million.
Pricing can change significantly based on:
That’s why buyers shouldn’t assume the model’s appearance represents the base price.
For buyers wanting even more outdoor space, Highland also offers 95-foot homesites.
Jake says these are among the largest new-construction lots he’s personally seen offered in this type of Frisco community.
The additional width can provide substantially more flexibility for:
Pools
Outdoor kitchens
Large covered patios
Grass
Dogs
Children
Entertaining
But expect to pay a premium for that space.
This is really the central question.
The Grove is generally more expensive than communities farther north.
But you’re paying for a combination that’s increasingly difficult to replicate:
Frisco location
Newer construction
Large homesites
Highland Homes
Extensive amenities
Lower property taxes
Established shopping and dining
Access to Plano, Allen and McKinney
For someone commuting south regularly, that package can justify the additional home price.
For a remote worker whose top priority is maximizing house and land, moving farther north may provide better value.
Location: Convenient access to Frisco, Plano, Allen and McKinney.
Lower tax rate: Approximately 1.66% at the time of filming.
Highland Homes: Luxury new-construction options.
74- and 95-foot lots: Rarely available at this scale in newer Frisco construction.
Amenities: Three pools, fitness center, pickleball, trails and more.
Lifestyle director: Organized neighborhood activities.
Established surroundings: Shopping, dining and entertainment nearby.
Commute: Approximately 20 minutes to Legacy West according to Jake’s estimate.
Home-price variety: Overall community ranges from roughly $400Ks to $2M+.
Price: You’re paying a premium compared with many Celina communities.
HOA: More than $2,500 annually at the time of filming.
Traffic: Frisco’s convenience comes with more congestion.
Lot premiums: Larger 74- and 95-foot homesites can become expensive.
Model upgrades: Recreating every model-home feature can dramatically increase the price.
Road noise: Some lots, including this model homesite, may be near busy roads.
More house elsewhere: Buyers willing to move north may get more square footage for their budget.
The Luca could be a great fit if you:
The floor plan is especially compelling for someone who actually intends to use the large common spaces.
The Luca may be excessive if you’re prioritizing:
In that case, a smaller product in The Grove or a community farther north may make more financial sense.
The Luca is a luxury Highland Homes floor plan available in The Grove. Jake toured a model approaching 4,500 square feet with five bedrooms, multiple living areas, an oversized kitchen, three-car garage and extensive outdoor living.
Jake discusses a similar inventory home around $1.75 million at the time of filming, while estimating the heavily upgraded model closer to the $1.8–$2 million range.
Jake discusses Highland Homes on approximately 74- and 95-foot homesites.
Jake reports approximately 1.66% at the time of filming. Buyers should verify the current rate for the specific property they’re considering.
Jake reports a little over $2,500 annually at the time of filming.
Jake discusses three pools, a fitness center, splash pad, pickleball, pocket parks, more than 17 miles of trails, green spaces and organized community events.
Jake estimates approximately 20 minutes depending on traffic.
Jake estimates approximately 35–40 minutes depending on traffic.
Yes. Highland Homes offers 95-foot homesites in addition to its 74-foot products discussed in Jake’s tour.
The Luca shows exactly what the luxury end of The Grove can offer.
Nearly 4,500 square feet.
Five bedrooms.
Huge kitchen.
Three-car garage.
Multiple entertainment spaces.
Outdoor kitchen.
Luxury primary suite.
And the ability to choose a 74- or even 95-foot homesite.
But the real reason to pay the Frisco premium isn’t simply the house.
It’s the combination of home + location + taxes + amenities + commute.
You may be able to get more square footage for your money in Celina.
But if moving north adds significant time to your daily commute, the savings may not be worth it.
That’s why Jake recommends comparing the entire lifestyle rather than simply looking for the biggest house your budget can buy.
Jake Inderman is a Frisco TX Realtor helping families relocating to North Texas compare The Grove and communities throughout Frisco, Prosper and Celina.
Whether you’re moving in 9 days or 9 months, Jake can help you compare:
If you’re relocating from out of state, Jake can also provide virtual tours and help you narrow down communities and homes before making the trip to Texas.
Jake Inderman | Frisco TX Realtor
Call/Text: 469-343-2008
Email: jake.inderman@gmail.com