on August 28, 2026
You can find townhomes starting around the $400Ks, newer single-family homes, and luxury properties reaching $2 million or more on massive 95-foot lots.
That raises an important question for anyone moving to Frisco:
Is The Grove worth paying a premium for, or can you get more for your money by moving farther north into Prosper or Celina?
Jake Inderman is a Frisco TX Realtor helping families relocating to North Texas compare communities throughout Frisco, Prosper and Celina based on the factors that actually affect everyday life: location, commute, home prices, property taxes, HOA costs, schools, lot sizes, builders and amenities.
Here’s what you should know about living in The Grove before buying a home here.
**Watch the full video here: https://youtu.be/tVlhpwLPnCY
The Grove is an approximately 700-acre master-planned community in southeast Frisco.
One of its biggest advantages is its location near the area where Frisco, Plano, Allen and McKinney come together.
That gives residents relatively convenient access to several major North Texas employment and entertainment centers without giving up newer construction and master-planned amenities.
The community also provides an unusually broad range of housing.
Depending on your budget and needs, you can find everything from smaller townhomes and single-family homes to luxury properties on 74- and 95-foot homesites.
That’s one reason The Grove can appeal to buyers at dramatically different price points.
The Grove is located in southeast Frisco, in an area Jake describes as the “four corners” because of its proximity to Frisco, Plano, Allen and McKinney.
For a relocation buyer, that’s important.
North Texas is enormous, and choosing between Frisco, Prosper and Celina isn’t simply about which city has the nicest houses.
Your location affects:
The Grove’s location is one of its strongest selling points.
It’s also responsible for one of its biggest downsides.
Jake estimates The Grove is approximately 15–20 minutes from Legacy West, depending on traffic.
That’s a major advantage for someone working in or around Plano’s corporate employment centers.
Compare that with living farther north in Celina, where the same commute could potentially take substantially longer.
If you’re commuting five days per week, those extra minutes add up quickly.
Without traffic, Jake estimates Downtown Dallas at approximately 35 minutes from The Grove.
But he emphasizes an important distinction:
That’s without traffic.
Depending on the time and road conditions, the same trip could take 45 minutes to an hour.
That’s why Jake recommends actually driving your commute during the hours you’ll be traveling before buying.
A 30-minute commute at 11 a.m. Sunday doesn’t tell you much about what Tuesday at 5:15 p.m. will look like.
Location is simultaneously one of The Grove’s biggest advantages and disadvantages.
You’re close to established areas including:
Frisco
Plano
Allen
McKinney
But you’re also surrounded by rapidly growing and increasingly populated cities.
That means traffic.
Jake describes plenty of stop-and-go driving, red lights and congestion during busier periods.
The advantage compared with some farther-north communities is that much of Frisco’s infrastructure is already considerably more developed.
Still, buyers shouldn’t assume living in Frisco means avoiding traffic.
The Grove was designed as more than a collection of houses.
Jake describes extensive walking trails, green spaces, pocket parks and amenities incorporated throughout the community.
That creates a noticeably active neighborhood.
You’ll regularly see people:
For buyers relocating from another state who don’t know anyone in North Texas, that can be particularly valuable.
The amenities naturally create opportunities to meet neighbors rather than living in a community where everyone simply drives into their garage and disappears.
Amenities are one of The Grove’s biggest strengths.
Jake highlights:
The community hub is known as The Orchard House.
This area includes the pool, lawn space, fitness facilities and indoor gathering spaces.
For buyers who actually use neighborhood amenities, The Grove provides a substantial lifestyle component beyond the home itself.
For single-family homes, Jake reports an HOA cost of approximately $2,500 per year, or a little over $200 per month, at the time of filming.
Exact HOA costs can vary depending on the section and property type.
Townhomes, for example, can have a different HOA structure.
Is $2,500 per year expensive?
That depends on what you’re comparing it with—and whether you’ll actually use what you’re paying for.
If you’re regularly using the pool, fitness center, pickleball courts, trails and community spaces, you may see considerable value.
If you don’t care about any of those amenities, paying for them becomes less attractive.
This is where The Grove gets particularly interesting compared with newer communities farther north.
Jake reports a property-tax rate of approximately 1.66%–1.675% at the time of filming.
That’s relatively low compared with many newer North Texas master-planned communities.
Why does that matter?
Because the home’s purchase price doesn’t tell you its actual monthly cost.
According to Jake’s discussion in the video, The Grove doesn’t carry the MUD or PID assessments that buyers frequently encounter in newer communities farther north.
A MUD, or Municipal Utility District, can help fund water, sewer and other infrastructure.
A PID, or Public Improvement District, can fund public infrastructure and improvements.
These special districts can add to the effective cost of owning a home.
That’s why comparing a $1 million home in Frisco with a $1 million home in another North Texas community isn’t necessarily an apples-to-apples comparison.
This is one of the most important financial comparisons for relocation buyers.
The Grove’s approximately 1.66% tax rate can be significantly lower than some newer Celina communities discussed in Jake’s video.
Jake gives examples including:
North Sky: Around 2%
Light Farms: Around 2.49%
Ramble: Around 2.785%
Rates can change, so always verify the current tax information for the specific property you’re considering.
The larger point is that Frisco’s higher home price doesn’t automatically translate into the same percentage increase in monthly payment.
Suppose you find a home in The Grove that’s more expensive than a comparable home in Celina.
The immediate reaction might be:
“Why would I pay that much more for basically the same house?”
That’s a completely reasonable question.
But compare:
Purchase price
Mortgage payment
Property taxes
MUD/PID assessments
HOA
Insurance
Then calculate the actual total monthly ownership cost.
The lower tax rate in The Grove can partially offset its higher purchase price.
It won’t necessarily eliminate the difference, but it can make the comparison considerably closer than the list prices suggest.
One of the most unusual things about The Grove is its enormous range of home prices.
At the time of Jake’s video, buyers could find homes ranging from approximately $400,000 to more than $2 million.
That’s not because these homes are scattered across completely different areas of Frisco.
They’re within the same overall master-planned community.
However, different products are generally grouped together, so you aren’t necessarily looking at a row of townhomes immediately beside $2 million estates.
Below approximately $600,000, Jake says buyers are generally looking at homes under roughly 2,000 square feet.
These may still provide:
For someone who values location more than having a massive home or backyard, these properties can provide an entry point into the community.
Move into approximately the $600K–$800K range and the houses start getting considerably larger.
Jake describes homes reaching approximately 3,000 square feet or slightly more, with roughly three to five bedrooms depending on the floor plan.
This range can be attractive to buyers who want enough room for a family but don’t need an estate-sized lot.
Around $800,000 to $1.2 million, buyers can start finding homes in the mid-3,000-square-foot range approaching approximately 4,000 square feet.
Jake describes many of these as four- or five-bedroom homes, with some offering three-car garages and larger lots.
This is also where features such as dedicated offices and media rooms become more common.
At the luxury end, The Grove becomes a very different community.
Jake has toured a property around $2 million featuring:
At this price point, you’re also gaining access to some of The Grove’s largest homesites.
Lot size is one of the most important things Jake recommends buyers consider.
The Grove offers options including approximately:
40-foot lots
55-foot lots
74-foot lots
95-foot lots
The difference can completely change how the property feels.
A beautiful 3,000-square-foot house on a narrow homesite may be perfect for someone who hates yard maintenance.
For a family wanting a pool, large patio, outdoor kitchen, dogs and plenty of backyard space, it may be frustrating.
Lot width isn’t everything.
Jake points out that a 74-foot lot can sometimes have more usable backyard space than a wider homesite if it’s substantially deeper.
Before purchasing new construction, look at:
Don’t buy based solely on the number advertised as the lot width.
Jake identifies three primary single-family builders in The Grove at the time of filming:
Brookfield Residential
Chesmar Homes
Highland Homes
Each builder serves a somewhat different buyer.
Brookfield offers products on approximately 40- and 55-foot homesites.
Jake reports pricing starting around the $700Ks at the time of filming, with homes ranging from approximately 2,500 to nearly 4,000 square feet.
This can be a strong option for someone wanting:
Chesmar Homes starts around the upper $700Ks in Jake’s overview.
Floor plans range from approximately 2,500 square feet to more than 4,000 square feet.
For buyers prioritizing interior space over a huge backyard, Chesmar can offer substantial square footage.
But Jake makes an important point:
More square footage isn’t automatically better.
Don’t stretch your budget for extra rooms you’ll never use.
Highland Homes occupies the higher end of The Grove’s new-construction market.
Jake describes Highland products on approximately 74- and 95-foot lots, with homes starting around $1 million and extending well above $2 million depending on the floor plan, lot and upgrades.
The 95-foot lots are particularly noteworthy.
For buyers who want more separation from neighbors, larger outdoor spaces and luxury homes while staying in Frisco, these properties are difficult to replicate.
Yes.
Jake specifically highlights how unusual a 95-foot homesite is for newer construction in Frisco.
Other larger-lot options exist throughout North Texas, including luxury sections of Prosper and Celina communities, but The Grove provides the opportunity to combine a very large homesite with a Frisco location.
That combination is one reason luxury buyers can view The Grove very differently from someone shopping in the $700Ks.
This is probably the most important comparison in the entire guide.
You can generally get more house for your money in Celina.
Jake gives an example from another comparison where similarly sized homes around 3,000 square feet were roughly $663,000 in Celina versus approximately $899,000 in Frisco.
That’s a huge difference.
So why pay the Frisco premium?
Location.
Imagine your Celina home saves you $200,000 but adds an hour of driving every workday.
That’s roughly:
5 hours per week
20 hours per month
240 hours per year
That’s ten full days every year spent in the car.
Jake’s point isn’t that Frisco is automatically better.
It’s that time has value too.
If moving farther north gets you the fourth or fifth bedroom your family needs, the extra commute may absolutely be worthwhile.
If you can comfortably afford The Grove and reclaim hundreds of hours per year, paying the premium may make more sense.
The Grove is served by Frisco ISD, which is another reason some buyers consider the community.
However, Jake recommends researching individual campuses instead of relying solely on the district’s overall reputation.
School boundaries and ratings can change.
Before purchasing, verify the current zoning for the exact address and research the individual schools based on what matters to your family.
Convenience is one of The Grove’s strongest advantages.
You’re in an established portion of North Texas with substantial shopping, dining, employment and entertainment nearby.
Jake highlights access to areas and attractions such as:
For someone relocating from a larger city who is accustomed to having almost everything nearby, this can be a major advantage.
The Grove isn’t perfect.
Jake identifies several legitimate drawbacks buyers should consider.
Traffic is probably the biggest.
Frisco has become substantially denser, and major roads can get congested during rush hour.
If you’re considering The Grove, drive your actual commute during your actual commuting hours.
You’re paying a premium for Frisco.
The same amount of money can generally buy substantially more house farther north.
For buyers whose top priority is maximizing square footage, The Grove probably won’t be the best value.
The Grove offers enormous lots—but they’re generally attached to significantly more expensive homes.
If you’re shopping around $700K and want a massive backyard, you may have better options farther north.
The Grove is still developing.
Jake mentions construction activity, early-morning building noise and even nails in the roads.
That’s part of buying in an actively developing new-construction community.
Approximately $2,500 per year isn’t insignificant.
If you never use the amenities, you may question whether you’re receiving enough value for that cost.
The positives are equally substantial.
You’re close to employment, shopping, entertainment and established infrastructure.
The approximately 1.66%–1.675% tax rate Jake discusses can provide a significant advantage compared with many newer communities farther north.
Many established Frisco neighborhoods are older.
The Grove gives buyers the opportunity to combine newer construction with an established Frisco location.
Few communities offer this range.
You can find everything from smaller homes and townhomes to multimillion-dollar luxury properties.
Whether you want a low-maintenance 40-foot lot or a massive 95-foot homesite, there are options.
Pool, pickleball, fitness center, trails, green space and community gathering areas create a legitimate master-planned lifestyle.
The Grove could be an excellent fit if you:
It’s particularly compelling for buyers who initially loved homes in Prosper or Celina but realized the commute didn’t fit their lifestyle.
You may want to look elsewhere if:
For those buyers, communities in Prosper or Celina may provide better value.
For the right buyer, absolutely.
But you’re paying a premium.
The real question is whether you’re receiving enough value in exchange.
The Grove gives you a combination of:
Frisco location + newer construction + amenities + Frisco ISD + lower property taxes + housing variety + established surrounding development.
If those things matter to you, paying more for the home may be worthwhile.
If you’d rather maximize square footage and lot size and don’t mind driving farther, Celina or Prosper could make more sense.
That’s why Jake doesn’t recommend choosing a community solely because someone online called it the “best neighborhood in Frisco.”
The best neighborhood is the one that fits your budget, commute and lifestyle.
At the time of Jake’s video, homes ranged from approximately the $400Ks to more than $2 million depending on property type, builder, size and lot.
Jake identifies Brookfield Residential, Chesmar Homes and Highland Homes as the primary single-family builders at the time of filming.
Jake discusses approximately 40-, 55-, 74- and 95-foot homesites.
Jake reports approximately $2,500 per year for single-family homes, although costs vary by section and property type.
Jake discusses an approximately 1.66%–1.675% property-tax rate at the time of filming. Buyers should verify the current rate for a specific property.
Amenities discussed include a resort-style pool, children’s pool and splash pad, fitness center, pickleball, basketball, sand volleyball, walking and biking trails, green spaces and community gathering areas.
Yes, Jake identifies The Grove as being in Frisco ISD. Buyers should always verify the current school zoning for a specific property.
Neither is universally better. The Grove generally provides a more established and convenient location, while Celina can provide significantly more house for the money. Your commute, budget and lifestyle should determine which tradeoff makes sense.
Jake Inderman is a Frisco TX Realtor helping families relocating to North Texas compare The Grove and other 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 before you make the trip to North Texas.
Jake Inderman | Frisco TX Realtor
Call/Text: 469-343-2008
Email: jake.inderman@gmail.com