Every Collin County suburb had a rough year on price in 2025 except one. Frisco's median closed about $6,000 lower than where it started. McKinney gave back roughly $35,000. Celina, the fastest grower of the bunch, dropped nearly $90,000. Plano's median finished the year up around $2,000, the only city in the group to end 2025 higher than it began, according to closed-sale data tracked through NTREIS, the regional MLS covering North Texas.

If you're comparing these cities on a portal right now, the easy read is that Plano is simply more desirable, the safer bet, the place that holds value because people want to be there more. That's not what the data supports. Plano held its price because it has almost nowhere left to build. Its neighbors gave ground because they're still building fast enough to compete with themselves.

That distinction matters if you're choosing between these cities right now, because it changes what a falling price actually tells you.

The Four-City Split, in One Table

Full-year 2025 closed-sale data shows the divergence clearly:

McKinney and Celina aren't losing ground because buyers stopped wanting to live there. They're absorbing new-construction supply that Plano simply doesn't have to compete with. When a builder in a growth corridor needs to move inventory, a rate buydown or a price cut on a new-build home resets the comparable sales for every resale nearby, including homes that have nothing wrong with them. Plano's resale-dominated market doesn't face that same drag, because there isn't a builder down the street discounting a hundred new units at once. There's barely a street to build on.

Why Plano Can't Build Its Way to a Correction

Plano has been substantially built out for close to two decades. Frisco, McKinney, and Celina are still annexing farmland into subdivisions. That single structural fact explains more about the 2025 numbers than any story about school ratings or commute times.

When Plano Mayor John Muns spoke about the city's remaining development sites earlier this year, he put it plainly: "Green field development is very limited these days." He was talking specifically about one of the last large undeveloped parcels inside city limits, which tells you how rare that kind of land has become.

This scarcity cuts both ways for buyers. It's part of why Plano homes have historically held value better than their fast-growing neighbors. It also means that when new supply does show up in Plano, it shows up all at once, concentrated on a handful of large sites, rather than spread across dozens of subdivisions the way it is in faster-growing suburbs nearby. Two of those sites are active right now, and they're worth watching closely if you're deciding where to buy.

The Listings You're Not Seeing

Before getting to those two sites, there's a second piece of the Plano story that doesn't show up in the median price at all: the homes that tried to sell in 2025 and didn't.

MLS-tracked listing data for Plano shows that roughly 616 properties came to market in 2025 and were withdrawn without selling, rather than reprice to meet buyers where they were. That's the equivalent of about 3.2 months of normal Plano sales volume sitting outside the active listing count. Of the properties that returned to market after an initial failed attempt, roughly 29 percent adjusted price, timing, or condition and sold. The other 71 percent are still waiting.

For a buyer, that matters because Plano's advertised inventory understates the real competition among sellers. Homeowners who pulled their listings last year haven't gone away. Many are watching the market and deciding whether to try again in 2026, which means the well-priced home you're bidding on today could have quiet competition from a relisting next month. For a seller, it's a caution against assuming a thin comp sheet means a thin market. If your neighbor's house didn't sell at their price, it's still sitting in the shadow inventory, and it will resurface.

The Land That's Left: Collin Creek and Haggard Farm

Plano's two biggest active development sites are both former single-owner properties too large and too centrally located to stay vacant, and both are now testing whether the city's price stability survives real new supply.

The first is the former Collin Creek Mall, a 100-acre site at US-75 and the George Bush Turnpike that closed in 2019 after four decades as Collin County's original shopping destination. Developer Centurion American is rebuilding it as a mixed-use neighborhood with roughly 500 attached single-family residences, 2,300 multifamily units, and 300 independent-living residences, along with 8.9 acres of city-owned parks and 1.6 miles of walking trails once complete. As of a June 2026 update from the development team, about 200 homeowners are already living in the community, with another 400 residential lots slated for release to builders through the third quarter of 2026. Ashton Woods, DRB Homes, and Mattamy Homes are the three builders currently active on site, with Ashton Woods marketing three- and four-bedroom homes starting around $470,000 as of April 2026.

The second is Haggard Farm, a 142-acre property at Spring Creek Parkway and Parkwood Boulevard that had been in the same family for roughly 170 years. Local reporting on the project has called it one of the last sizable stretches of land inside city limits that hadn't already been built on. Dallas-based developer Stillwater Capital broke ground on the $750 million project in December 2025. Phase one includes 187 townhomes, a 350-unit multifamily building, and a retail component anchored by The Almanac 1856, an 8,000-square-foot farm-to-table restaurant, and Haggard Hall, a 16,000-square-foot event barn, both expected to open in fall 2027. The original farmhouse and barn are being preserved as part of the site. At full buildout, the property is planned to add roughly 700 multifamily units and 650,000 square feet of office space over the following several years.

Neither project will flood the market overnight. Both are phased over years, and both are explicitly designed around the same land constraint that's kept Plano's resale market tight: there isn't more of this land coming. But together they represent the first meaningful new-construction pipeline Plano has seen in years, concentrated in two places rather than spread across a growth corridor, which is exactly the kind of supply event that could start to soften the price stability that made 2025 look so different from Frisco, McKinney, and Celina.

What This Means If You're Comparing Plano to Its Neighbors

If you're weighing a lower list price in McKinney or Celina against a steadier one in Plano, the price gap isn't a simple discount. It reflects two different supply stories. McKinney and Celina's declines came from absorbing new-construction volume, which means builder concessions and rate buydowns are doing real work on comparable sales, something worth factoring into how you read a listing price in those markets. Plano's stability came from having very little new supply to absorb, a condition that Collin Creek and Haggard Farm are now testing in real time.

Neither situation is better or worse on its face. But if price stability is the deciding factor in your search, it's worth understanding that Plano's version of it has been a function of scarcity, not of some durable gap in demand, and scarcity is a condition that changes as soon as a 100-acre mall site or a 142-acre farm starts delivering homes.

FAQ

Will Collin Creek and Haggard Farm push Plano's median price down? Both projects are being delivered in phases over several years, so any effect on the citywide median will show up gradually and likely first in the ZIP codes closest to each site, rather than across Plano as a whole.

Is a falling price in McKinney or Celina a warning sign? Not necessarily. Both cities are still adding significant new-construction inventory, and builder incentives on new homes can pull down nearby resale comparables even when the underlying market is healthy. It's a different mechanism than distress.

Does the 616 withdrawn Plano listings mean the market is weaker than it looks? It means the visible, active inventory count doesn't tell the whole story. Homes that were pulled rather than repriced in 2025 remain a pool of potential competition for both buyers and sellers watching the market in 2026.

If you're trying to figure out what these shifts mean for a specific neighborhood, price range, or timeline, that's exactly the kind of conversation Patton International Properties has with buyers and sellers across Collin County every week. Let's Connect.