The story of this market
The typical home in McKinney, Texas sells for about $509,663, or $205 per square foot.
Prices are down 4.4% from a year ago, which gives buyers more room to negotiate. Homes take about 49 days to sell. HUD's fair market rent for a two-bedroom is $2,787 a month.
Monthly price momentum
Home values since 2015
+1.1%
TX · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
McKinney, Texas
The McKinney housing market is currently experiencing a cooling phase, with median prices seeing a year-over-year decline as inventory levels rise and buyers gain more leverage. Despite this, the city's strong population growth and economic development continue to provide a solid foundation for long-term demand. The market is shifting toward a more balanced state, with homes taking longer to sell and a higher frequency of price adjustments compared to previous years.
No ARED county foreclosure postings attributed to McKinney yet — the verified ledger covers every county the foreclosure ingest has read, attributed by published city area. Key-figure check: median price corroborated by the prior refresh cycle (within 12.5%).
Deterministic aggregate of 4 researched ZIP reports — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Median prices moved down 6.0% year over year.
Homes spend a median of 63 days on market with 0.0 months of supply — a balanced-paced market.
0% of listings have cut prices · homes sell at 2.07% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.4% · poverty 5.7% — a stable, low-distress profile.
- Andretti Indoor Karting & Games The Colony415.4 mi
- The Cove at The Lakefront4.417.5 mi
- Dave & Buster's Dallas4.323.4 mi
- Interskate Roller Rink4.323.6 mi
- KidZania3.912.2 mi
- Grandscape4.715.6 mi
- Legacy Hall4.613.4 mi
- Topgolf Dallas4.423.6 mi
- Cosm Dallas415.4 mi
- Topgolf The Colony4.416.7 mi
- Cinemark West Plano XD and SCREENX4.615 mi
- Cinemark Legacy and XD4.59.3 mi
- Arbor Hills Nature Preserve4.816 mi
- AMC Stonebriar 243.812.1 mi
- Andretti Indoor Karting & Games The Colony415.4 mi
- Arbor Hills Nature Preserve4.816 mi
- Russell Creek Park4.69.8 mi
- Celebration Park4.86.3 mi
- Carpenter Park Recreation Center4.412.1 mi
- Oak Point Park and Nature Preserve4.89.9 mi
- Topgolf Allen4.35.3 mi
- Puttery4.515.4 mi
- Golf Ranch Richardson4.715.1 mi
- The Courses at Watters Creek4.29.1 mi
- Sherrill Park Golf Course415 mi
- Allen Premium Outlets4.44.7 mi
- Stonebriar Centre4.512.1 mi
- Costco Wholesale4.411.2 mi
- Costco Wholesale4.511.6 mi
- Costco Wholesale4.41.9 mi
- Dallas Love Field4.427.3 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
The amenity base that shapes daily life and property demand in this city — what residents actually live with, and what the pipeline is adding.
A vibrant, preserved historic district serving as the city's cultural and social anchor with unique retail and dining.
A major municipal park featuring sports complexes, trails, and recreational facilities that serve as a primary community hub.
A premier golf course and fitness destination that enhances the area's prestige and attracts regional visitors.
A unique, European-inspired village development offering dining, shopping, and residential living in a distinct architectural setting.
McKinney is an ideal fit for family buyers seeking high-quality schools and suburban amenities, as well as professionals commuting to the broader DFW employment hubs who value a balance of historic charm and modern master-planned living.
The city is served primarily by the highly-regarded McKinney ISD, which is known for strong academic performance and extensive extracurricular programs.
The city is served by major highway corridors including US-75 and US-380, facilitating regional access, though residents remain largely dependent on personal vehicles for commuting.
McKinney offers a diverse amenity base including the historic downtown district, extensive park systems like Gabe Nesbitt Community Park, and various golf and fitness facilities such as TPC Craig Ranch.
The rental market is characterized by steady demand supported by the city's growth, though vacancy pressure has increased slightly as new multi-family inventory has come online.
McKinney's economy is anchored by a diverse mix of sectors including manufacturing, professional services, and healthcare, with significant momentum from ongoing corporate relocations.
McKinney continues to experience robust economic momentum driven by corporate relocations, significant infrastructure projects like the Collin County Outer Loop, and large-scale master-planned community developments.
The city is actively managing a robust development pipeline, focusing on the expansion of the US-380 corridor and the build-out of major mixed-use districts.
Parcels in McKinney are subject to various special districts, including school districts, municipal utility districts, and potential public improvement districts for infrastructure financing.
McKinney generally maintains a lower crime rate compared to national averages and remains one of the safer large cities in the North Texas region.
The area faces standard North Texas climate risks, including severe thunderstorms and occasional hail, with insurance premiums reflecting regional exposure to wind and storm damage.
Property insurance premiums in the area are influenced by regional exposure to severe weather events, with market health remaining stable despite rising costs.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Texas) — Senior (65+) and Disabled Homestead Exemption and School Tax Ceiling: Grants an additional mandatory $10,000 exemption from ISD appraised value (Taxable Value_ISD = Appraised Value - $100,000 - $10,000) and establishes an absolute statutory tax freeze (school tax ceiling): total ISD property taxes cannot exceed the dollar ceiling established in the… State (Texas) — General Residence Homestead Exemption and 10% Valuation Growth Cap: Imposes mandatory state-level valuation deductions and growth limitations on the qualifying homestead: (1) Mandates a $100,000 deduction from appraised value for independent school district (ISD) maintenance and operations/debt taxation: Taxable Value_ISD = Appraised Value - $100… State (Texas) — Ad Valorem Real Property Taxation and Assessment Ratio: Mandates ad valorem appraisal of all real property at 100% of fair market value as of January 1 each tax year (Assessment Ratio = 1.00). City (McKinney, Texas) — Short-Term Rental (STR) Registration and Hotel Occupancy Tax Obligations: Subjects properties to municipal registration/operational standards, life-safety inspection verifications, local designated emergency contact requirements, and the collection and remittance of municipal Hotel Occupancy Tax (HOT) of 7% levied on taxable rental receipts.
Researched annual trajectory for this city, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.5%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Data retrieved from US Census Bureau QuickFacts and City of McKinney demographic reports.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
applies when — Applies to residential parcels containing land located within FEMA-designated 100-year floodplains (Special Flood Hazard Areas) or city-delineated regulatory flood hazard corridors.
Mandates obtaining a municipal Floodplain Development Permit before any construction, fill placement, or grading. New residential buildings and substantial improvements must elevate the lowest finished floor at or above the base flood elevation (plus designated municipal freeboard margins). Encroachments causing an increase in flood stages are prohibited.
City of McKinney Code of Ordinances, Flood Damage Prevention Regulations in compliance with the National Flood Insurance Program (NFIP).
applies when — Applies to residential dwellings leased or rented to overnight guests for terms shorter than 30 consecutive days.
Subjects properties to municipal registration/operational standards, life-safety inspection verifications, local designated emergency contact requirements, and the collection and remittance of municipal Hotel Occupancy Tax (HOT) of 7% levied on taxable rental receipts.
City of McKinney Code of Ordinances and Financial Services HOT Regulations.
Mandates minimum paved off-street parking spaces for residential uses (typically a minimum of two enclosed or paved spaces per single-family unit). Prohibits parking or storing passenger motor vehicles, utility trailers, RVs, boats, or commercial trucks on unpaved surfaces (e.g., grass or unimproved dirt yards) and limits extended on-street parking of inoperable or oversized vehicles.
City of McKinney Code of Ordinances Chapters 70 (Traffic) and 146 (Zoning).
Mandates maintenance of grounds and structural exteriors. Prohibits weeds and turf grass exceeding maximum height thresholds (typically 12 inches), accumulation of rubbish or stagnant water, outdoor storage of junk, and unsecured vacant structures. Non-compliance authorizes city abatement, placement of municipal liens against the parcel, and municipal court citations.
City of McKinney Code of Ordinances, Health and Sanitation / Nuisance chapters.
Prohibits unapproved alterations to natural drainage courses or lot grading that cause localized ponding or runoff flooding onto neighboring private or public properties. Mandates sediment control measures during land-disturbing activities and prohibits illicit non-stormwater discharges into gutters, storm inlets, or drainage ways.
City of McKinney Code of Ordinances, Stormwater and Drainage Management provisions pursuant to TPDES MS4 General Permit.
applies when — Applies to parcels containing protected or specimen trees when undergoing new construction, substantial clearing, or property development.
Prohibits unpermitted clear-cutting or removal of designated protected and specimen trees. Requires tree preservation plans, protective fencing during construction, mitigation replanting ratios (caliper-inch replacement), or payment of fee-in-lieu into the municipal tree reforestation fund.
City of McKinney Code of Ordinances Chapter 146.
applies when — Applies to residential parcels within developer-initiated or city-approved Public Improvement Districts (PIDs) or Tax Increment Reinvestment Zones (TIRZs).
Parcels in a PID are levied an annual special assessment collected on the property tax bill to fund infrastructure bonds (roads, storm sewer, open space). In a TIRZ, tax increments generated over a baseline assessed valuation are captured and dedicated to specific public infrastructure projects servicing the zone.
Authorized under Texas Local Government Code Chapter 372 (PIDs) and Texas Tax Code Chapter 311 (TIRZs).
applies when — Applies to residential parcels situated within designated independent Municipal Utility District boundaries located in McKinney's extraterritorial jurisdiction or municipal corporate limits (e.g., Trinity Falls / McKinney MUD #1).
Parcels are subject to separate ad valorem tax levies and/or bond indebtedness assessments levied directly by the MUD governing board to service water, sewer, drainage, and roadway bonds. MUD tax levies apply in addition to or in lieu of standard city maintenance taxes, creating distinct annual tax assessment obligations.
Established under Texas Water Code Chapters 49 & 54 and individual district creation orders.
applies when — Applies to residential properties situated within the designated McKinney Historic Overlay District or designated as individual historic landmarks.
Imposes strict design standards on any exterior alteration, demolition, new addition, paint change, or major landscaping. Requires property owners to apply for and obtain an approved Certificate of Appropriateness (COA) from the Historic Preservation Officer or Historic Preservation Advisory Board prior to obtaining building permits or initiating exterior modifications.
City of McKinney Code of Ordinances Chapter 146, Historic Preservation regulations.
applies when — Applies to new residential development, subdivision platting, or building permits that generate new service demand on municipal water, wastewater, and roadway infrastructure.
Assesses one-time capital impact fees on a per-dwelling-unit or per-meter-equivalent basis prior to permit or final plat authorization to recover capital infrastructure expansion costs incurred by the city.
City of McKinney Code of Ordinances, administered pursuant to Texas Local Government Code Chapter 395.
applies when — Applies to any parcel undergoing division, subdivision, reconfiguration, or seeking initial development permitting where legal platting has not been established.
Requires formal preliminary and final plat approval by the Planning and Zoning Commission or administrative staff, dedication of public rights-of-way, utility easements, parkland dedications or fees-in-lieu, and completion or bonding of public infrastructure improvements prior to building permit issuance.
City of McKinney Code of Ordinances Chapter 142 (Subdivision Ordinance) pursuant to Texas Local Government Code Chapter 212.
Mandates securing municipal building permits, paying application/plan review/inspection fees, and complying with adopted International Code Council (ICC) model codes (e.g., International Residential Code, International Energy Conservation Code) and National Electrical Code as amended by the City of McKinney. Unpermitted construction is subject to stop-work orders and municipal court penalties.
City of McKinney Code of Ordinances, Chapter 130 (Building and Building Regulations).
Establishes permitted residential uses, lot coverage maximums, building height ceilings, front/side/rear setback baselines, density restrictions, and accessory structure limitations according to base zoning classifications (e.g., SF, MF, or PD districts). Also regulates home-based occupations, prohibiting high-impact external commercial activities.
City of McKinney Code of Ordinances Chapter 146 (Zoning Ordinance).
Imposes an annual ad valorem tax levy. For Tax Year 2026 (adopted FY2026), the adopted total city tax rate is $0.412284 per $100 of taxable assessed value, comprising a Maintenance & Operations (M&O) rate of $0.276856 per $100 and an Interest & Sinking / Debt Service (I&S) rate of $0.135428 per $100. Tax liability is calculated as: Tax Due = ((Net Assessed Value - Exemptions) / 100) * 0.412284. McKinney offers local option homestead exemptions, senior (65+) exemptions, and disabled person exemptions through the Collin Central Appraisal District.
Adopted by the McKinney City Council for Tax Year 2026 / Fiscal Year 2026; codified under annual City Tax Rate Ordinances and Texas Tax Code.
≈ $2,101/yr on a $509,663 median
applies when — Parcels in unincorporated Collin County with accumulating refuse, stagnant water, abandoned materials, or dangerous weed growth.
Empowers Collin County authorities to require elimination of public nuisances. If uncorrected after notice, the County may abate the condition at property owner expense and assess an administrative lien against the parcel.
Texas Health and Safety Code Chapter 343 (Abatement of Public Nuisances).
applies when — Parcels located in unincorporated Collin County conducting outdoor burning, or during Commissioners Court burn bans.
Restricts outdoor burning of household trash and brush under TCEQ outdoor burning rules. When Commissioners Court issues a burn ban during drought conditions, all outdoor burning is strictly prohibited with violations enforced as Class C misdemeanors.
Texas Local Government Code Sec. 352.081; Texas Administrative Code Title 30 Chapter 111 Subchapter B.
applies when — Parcels located within a Municipal Utility District (MUD), Water Control and Improvement District (WCID, e.g. Collin County WCID #3), or Fresh Water Supply District (FWSD).
Levies additional ad valorem property taxes ranging from $0.85 to $1.20 per $100 of taxable assessed value on top of county, city, and ISD taxes. Imposes statutory notice of special district debt obligations upon seller disclosure to prospective purchasers under Texas Water Code Sec. 49.452.
Texas Water Code Chapters 49, 51, and 54.
applies when — Parcels abutting or seeking driveway access/connections onto designated Collin County road rights-of-way.
Imposes County driveway permit obligations, culvert sizing specifications determined by County Engineering, sight distance standards, and required dedication of thoroughfare right-of-way widths upon subdivision or development.
Texas Transportation Code Chapter 251; Collin County Subdivision Regulations Roadway Specifications.
applies when — Parcels situated within FEMA-designated Special Flood Hazard Areas (SFHA / 100-year floodplain) in unincorporated Collin County.
Requires development permits from the County Floodplain Administrator prior to any construction or grading. Structures must elevate lowest finished floor levels at or above base flood elevation (BFE) plus freeboard, and development cannot cause net rise in base flood elevation.
Texas Water Code Sec. 16.315; 44 CFR Part 60; Collin County Flood Damage Prevention Order.
applies when — Parcels divided into two or more parts outside incorporated municipal ETJ/limits, unless divided into tracts >10 acres without public street dedication.
Mandates formal subdivision plat approval by Collin County Commissioners Court. Requires standard 24x36 inch plat filings, public road access compliance, right-of-way dedications, and certified engineer drainage reviews. Violations constitute a Class B misdemeanor under Chapter 232.
Texas Local Government Code Chapter 232 Subchapter A; Collin County Subdivision Regulations Court Order.
Enforces non-judicial foreclosure on residential deeds of trust. Notice of sale must be posted at the Collin County Courthouse and filed with the County Clerk at least 21 days prior to sale; sales occur publicly on the first Tuesday of each month between 10:00 AM and 4:00 PM at the designated area.
Texas Property Code Sec. 51.002.
All residential parcels fall into an ISD (e.g., Plano ISD at $1.03955 per $100; Allen ISD at $1.1258 per $100; Prosper ISD at $1.2141 per $100). Imposes standard Maintenance & Operations (M&O) and Interest & Sinking (I&S) rates. Grants a mandatory $100,000 residence homestead deduction from appraised value for school maintenance taxation: Tax = (Appraised Value - $100,000) * ISD Rate / 100.
Texas Property Tax Code Sec. 11.13(b) and Texas Constitution Art. VIII, Sec. 1-b.
≈ $5,298/yr on a $509,663 median
Imposes a county-wide junior college district ad valorem tax rate of $0.08122 per $100 of taxable assessed value. Formula: Tax = (Assessed Value - Collin College Exemption) * 0.0008122.
Texas Education Code Chapter 130; levied annually across county boundaries.
≈ $414/yr on a $509,663 median
Collin County general property tax rate of $0.149343 per $100 of taxable assessed value (FY 2025-2026). Composes additively into total parcel tax: Total Tax = SUM[Taxable Value_i * Rate_i / 100] across Collin County ($0.149343), Collin College ($0.08122), school district (e.g., Plano ISD $1.03955, Allen ISD $1.1258), municipal tax, and special districts.
Adopted pursuant to Texas Property Tax Code Sec. 26.05; Collin County FY 2025-2026 budget order.
≈ $761/yr on a $509,663 median
Establishes annual market value and taxable assessed value across all jurisdictions. Subject to Texas Tax Code Sec. 23.23 ten percent (10%) homestead assessment cap year-over-year. Taxable Value = Appraised Value - Applicable Exemptions.
Governed by Texas Tax Code Title 1; valuations determined annually as of January 1.
applies when — Parcels utilizing private septic or on-site wastewater disposal systems instead of a centralized public sewer.
Mandates permitting, site evaluation, and design inspection by Collin County Engineering as the authorized agent for TCEQ. Minimum lot acreage and setback thresholds apply; maintenance contracts required for aerobic systems. Violations are punishable as Class B misdemeanors.
Texas Health and Safety Code Chapter 366; 30 TAC Chapter 285; Collin County Court Order 2008-187-03-11.
applies when — Applies to residential parcels situated within the jurisdictional boundaries of a Municipal Utility District (MUD), Water Control and Improvement District (WCID), Special Utility District (SUD), or Public Improvement District (PID).
Imposes layered ad valorem debt service and maintenance and operations (M&O) tax levies or special assessments directly onto the parcel's annual tax bill to retire infrastructure bonds (water, sewer, drainage, and roads). Statutory plat restrictions in Collin County dictate that the county does not operate or maintain district infrastructure, gates, cluster mailboxes, or streetlights, placing maintenance burdens entirely on the district or homeowner association.
Texas Water Code Chapters 49, 51, and 54; Texas Local Government Code Chapter 372; Collin County Subdivision Regulations Appendix E.
applies when — Applies to any tract of land located in Collin County outside the corporate municipal boundaries (unincorporated area and extraterritorial jurisdictions governed by county agreement) that is divided into two or more parts for sale or residential development.
Prohibits parcel subdivision, development, or issuance of utility connections until a preliminary and final subdivision plat is engineered, reviewed, and approved by the Collin County Commissioners Court and recorded with the County Clerk. Imposes mandatory right-of-way dedications, drainage/stormwater infrastructure standards, utility will-serve commitments, driveway access permits, and minimum lot sizes. Parcels dividing into lots exceeding 10 acres, certain family transfers under Chapter 573, or agricultural divisions under Tex. Const. art. VIII are conditionally exempt.
Texas Local Government Code Chapter 232, Subchapter A; Collin County Subdivision Regulations.
applies when — Applies to residential parcels subject to a recorded deed of trust with a power of sale in default.
Mandates strict statutory pre-sale notices before extinguishing borrower title: serving a 20-day written notice of default and intent to accelerate by certified mail, followed by a formal notice of trustee sale filed at least 21 days before sale with the Collin County Clerk, posted at the designated area at the Collin County Courthouse, and served on the debtor. Foreclosure public auctions must take place on the first Tuesday of the month between 10:00 AM and 4:00 PM at the designated public sale location at the Collin County Courthouse.
Texas Property Code § 51.002; Collin County Commissioners Court Courthouse Designation Order.
A statutory tax lien automatically attaches to every residential parcel on January 1 of each year to secure payment of all ad valorem taxes, penalties, and interest assessed for the year. This lien has priority over virtually all other encumbrances, deeds of trust, or liens on the parcel, and secures delinquent tax enforcement proceedings.
Texas Tax Code § 32.01.
Imposes county-level property taxes composed of the General Fund and Farm-to-Market/Lateral Road rates, adopted annually by the Collin County Commissioners Court (typically ~0.14 to 0.16 per $100 of assessed taxable valuation). Formula: County Tax Levy = (Assessed Market Value - Applicable County Exemptions) × (County Tax Rate / 100). Collin County offers an optional local-option homestead exemption (5% of assessed value, minimum $5,000) under Tex. Tax Code § 11.13(n), plus mandatory and optional exemptions for Over-65 and Disabled persons with tax ceilings. Total parcel tax levy composes additively across distinct overlapping jurisdictions: Total Tax = County Tax + Municipal/City Tax + Independent School District (ISD) Tax + College/Special District Tax.
Texas Tax Code § 26.05; Collin County Commissioners Court annual budget and tax levy orders; Tex. Tax Code § 11.13.
≈ $25,483/yr on a $509,663 median
Imposes mandatory annual appraisal of all real property at 100% fair market value as of January 1 each year. Governs the 10% statutory homestead appraisal cap under Texas Tax Code § 23.23 (capping annual appraised value increases on qualifying homesteads at 10% plus new improvements). Establishes binding assessment rolls delivered to all local taxing jurisdictions, subject to administrative protest before the Collin County Appraisal Review Board (ARB).
Texas Tax Code Title 1; Tex. Tax Code § 6.01, § 23.01, § 23.23; established under 1979 Texas Senate Bill 621, operating since 1980.
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.