on September 22, 2026
If you’re considering The Grove neighborhood in Frisco TX, one of the biggest decisions you’ll make isn’t just which floor plan you want. It’s how much lot you actually need.
The Grove offers a range of homes and lot sizes, but I recently toured a home that really surprised me: approximately 3,100 square feet on a 40-foot lot.
Despite the narrower lot, this home manages to fit four bedrooms, three-and-a-half bathrooms, an office, upstairs living area, media room, covered patio and a surprisingly functional floor plan.
So, is a 40-foot lot actually enough? And what are you giving up compared with the larger homes and lots available in The Grove?
Here’s what buyers should know.
**Watch the full video here: https://youtu.be/rwzlvcZ-WHA
The Grove is a newer master-planned community in Frisco, Texas, with a location that provides access to several major employment, shopping and entertainment areas throughout North Dallas.
One of the things I like about The Grove is its location near the area where Frisco, McKinney, Plano and Allen come together. That can make it particularly interesting for buyers who want access to multiple parts of North Dallas rather than being farther north in communities like Prosper or Celina.
The community is also near destinations such as Legacy West, The Star and PGA Frisco. Actual drive times will depend on traffic and your exact destination, so I always recommend testing your commute during the hours you’ll actually be driving.
A 40-foot lot sounds small on paper.
That’s why this particular home surprised me.
The floor plan is approximately 3,100 square feet with:
The home is relatively long rather than extremely wide, allowing the builder to create substantial interior living space within the narrower footprint.
Inside, it doesn’t necessarily feel like you’re touring a home on a 40-foot lot.
That’s the important distinction for buyers: lot width and living space aren’t the same thing.
You can still get a sizable home on a smaller lot. The tradeoff becomes more noticeable once you step outside.
This is where you need to decide what matters to you.
The backyard provides usable outdoor space and a covered patio, but it isn’t a massive yard. If having a large backyard, substantial pool area or a lot of separation from your neighbors is high on your priority list, a 40-foot lot may feel limiting.
If you rarely use your backyard, that tradeoff could matter considerably less.
In my case, I’d personally want more backyard. But that’s a lifestyle preference, not something that makes the floor plan inherently better or worse.
For someone prioritizing interior square footage and location over maintaining a large yard, this type of home starts making considerably more sense.
Another interesting part of this section of The Grove is exterior maintenance.
At the time of my tour, the HOA was approximately $150 per month, and I was told it covered exterior maintenance outside of fenced areas.
That means homeowners are responsible for their fenced backyard area while much of the remaining exterior maintenance is handled for them.
For buyers who don’t want to spend their weekends maintaining a large yard, that could be one reason to intentionally choose a smaller lot.
HOA dues, coverage and rules can change, so buyers should verify the current HOA documents and fees for the specific property they’re considering.
The base floor plan featured in my tour started at approximately $789,990 at the time the video was recorded.
It’s important to understand the difference between a builder’s starting price and the price of the actual model home you’re touring.
Model homes typically contain substantial upgrades, design selections and structural options that aren’t included in the advertised base price. I estimated that the model I toured would likely be considerably more expensive as shown, although buyers wouldn’t necessarily choose every upgrade included in the model.
That distinction matters when shopping new construction.
Don’t walk through a model home, see the advertised starting price and assume everything you’re looking at is included.
The Grove isn’t limited to 40-foot lots.
During my tour, I discussed larger lot options within the community, including 50-foot-plus and 65-foot lots. Moving into those larger homes and lots can significantly increase the purchase price.
That’s what makes the 40-foot option interesting.
A buyer may be able to prioritize The Grove’s location and amenities while accepting a smaller yard rather than increasing their budget substantially to move into one of the larger sections.
For another buyer, paying more for additional land may be completely worthwhile.
This is why I don’t think buyers should start by asking, “What’s the best lot size?”
The better question is:
How much outdoor space will you actually use?
The floor plan does a good job maximizing the available footprint.
One feature I particularly liked was how the primary closet connects to the laundry room, which then connects toward the office and kitchen area. It’s a small design decision that makes the layout feel more functional for everyday living.
The home also includes a dedicated office downstairs and a surprisingly large media room upstairs.
Secondary bedrooms were also larger than I expected for a home built on a 40-foot lot.
There are compromises. Closet and outdoor space aren’t going to compete with what you might find in a substantially larger home on a 65-foot lot.
But you’re still getting a lot of usable interior space.
The Grove was designed around more than just the houses.
During my tour, I highlighted community amenities including a pool, pickleball courts, playground areas and walking trails.
One thing that stands out is the emphasis on walkability and the preservation of mature trees throughout portions of the community.
For some buyers, those shared amenities reduce the importance of having a massive private backyard.
That’s another factor worth considering when comparing lot sizes.
If you’re regularly using neighborhood trails, parks, pools and other outdoor spaces, you may decide you don’t need as much private land.
At the time of my tour, builders I discussed within The Grove included Brookfield Residential, Chesmar Homes and Highland Homes.
Different builders, sections and lot sizes can create very different buying experiences within the same neighborhood.
That’s why two homes with “The Grove, Frisco TX” in the listing can be very different products.
When comparing homes, look beyond the community name and evaluate the builder, lot size, floor plan, included features, upgrades, HOA structure and total monthly cost.
For the right buyer, absolutely.
If you prioritize interior living space, community amenities, lower exterior maintenance and The Grove’s location, a 40-foot lot can allow you to get a surprisingly large home without moving into the more expensive larger-lot sections.
If your vision of moving to Texas includes a huge backyard, swimming pool, outdoor kitchen and lots of separation between neighboring homes, you’re probably going to want to compare larger lots.
That’s really the takeaway from this home.
3,100 square feet on a 40-foot lot can work extremely well inside. The question is how much you value what’s outside.
If you’re considering The Grove neighborhood in Frisco TX, don’t choose a home based solely on square footage or the model home.
Think about how you’ll actually live.
How much yard do you want? How important is your commute? Would you rather put more of your budget toward the house or the land? Do you want extensive community amenities? And how much home maintenance do you actually want?
I’m Jake Inderman, a North Texas Realtor helping buyers compare communities throughout Frisco, Prosper, Celina and the surrounding North Dallas area.
If you’re relocating to North Texas or considering a home in The Grove, the goal isn’t simply to find the biggest house your budget allows. It’s to find the combination of home, lot, location and lifestyle that makes the most sense for you.