Is Everyone Really Leaving Frisco, TX? I Checked 5,907 Sales to Find Out

People aren't leaving Frisco, Texas, but something did change here, and it's costing sellers real money. If you've searched "why is everyone leaving Frisco," I get it. It's the buzz phrase and a hot thumbnail on YouTube. Homes are sitting, price cuts are everywhere and it feels like something broke.

So I pulled every home sale in Frisco since January 2024, 5,907 of them, plus every home currently for sale in Frisco, 916 listings. What I found isn't a collapse. It's a shift. Depending on whether you're buying or selling, it's either costing you money or making you money.

Prefer to watch? Click the thumbnail above for the full video.

Let's kill the myth first

MoveBuddha tracks where Americans are looking to move. In its spring 2026 report, for every 100 people looking to move out of Frisco, about 188 are looking to move in. Compare that to Arlington, where it's 68 in for every 100 out. That's what an exit city looks like, and Frisco is the opposite.

Prices barely moved

For existing Frisco homes (not new construction), the typical resale price dropped about 5% over two years. In my five-city test from the Celina video, Frisco held up the best of all five.

So why does it feel so hard to sell? Because price isn't what changed. Time and negotiation changed.

• Nearly half of the homes that sold this summer had at least one price cut before they found a buyer.
• Buyers now have time on their side and they know it. They're asking for closing costs, repairs and rate buy-downs, and sellers are saying yes.

That's not a crash. That's a negotiation. Buyers in Frisco are holding more of the cards than at any point in the past two years.

Frisco is a different store than Celina

In my Celina video, two out of three sales were new construction, and builders dragged the average down like a clearance rack. Frisco is different. Only about one in eight Frisco sales is new construction, and here the new builds aren't the clearance rack. They're the luxury rack.

That's where the real damage is:

• New-home price per square foot is down about 15% from two years ago.
• Buyers of new homes are coming off list price by more than four times what they did two years ago.
• New homes sat a median of 87 days, almost three months.

When someone tells you Frisco prices are falling hard, they're usually looking at new builds. Builders are fighting for buyers, and existing homeowners mostly aren't in that fight. Builders are also running out of land to build on, so new construction matters less here.

The part nobody talks about: it stopped

Most of the shift happened between summer 2024 and summer 2025, and then it stopped. Compare this summer to last:

• Days on market: 35 then, 32 now.
• Homes with price cuts: about half then, 45% now.
• Resale price: nearly identical.
• Price per square foot on resale has held in a narrow range every quarter this year.

That's not a market failing. It's a market that found its level a year ago and has been sitting there ever since. Flat, boring and stable is really good in real estate.

If you're selling in Frisco

There are about 916 homes for sale, roughly a 4-month supply, a lot tighter than Celina's 6.5 months. But six out of ten resale listings have already cut their price, by a median of about $30,000, and four out of ten have sat nearly 90 days or more. It depends on your price range:

• Under $500,000: about 3.5 months of supply, and well-priced homes still move quickly.
• Over $1.5 million: about 6.5 months of supply, which is a real buyer's market.

Price it right the first time. The homes sitting are the ones that tested the market instead of meeting it.

If you're buying in Frisco

Your best leverage is with the builders: big reductions off list, almost three months on the market and about five months of new construction supply sitting there. They need to move houses, so ask for everything. On resale, you have room too. About 4% off the original list price is normal right now. Just don't expect a fire sale on a well-priced home. Frisco sellers aren't desperate. They're just not in charge anymore.

The takeaway

Nobody's leaving Frisco, and prices barely moved. What changed is who has leverage, and knowing that is worth tens of thousands of dollars whether you're buying or selling.

Frequently asked questions

Is everyone leaving Frisco, TX?

No. In MoveBuddha's spring 2026 report, about 188 people were looking to move into Frisco for every 100 looking to move out.

Are Frisco home prices falling?

Existing homes are down only about 5% over two years. The steeper drops are in new construction, which is about one in eight Frisco sales.

Is it a buyer's or seller's market in Frisco?

Buyers hold more of the cards than at any point in the past two years. Frisco has roughly 4 months of supply, tighter than Celina's 6.5, but six in ten resale listings have cut their price.

How long do Frisco homes take to sell?

Resale days on market this summer averaged 32 days versus 35 last summer, and new homes sat a median of 87 days.

How much negotiating room do Frisco buyers have?

About 4% off the original list price is normal on resale right now. New construction offers far more room because builders need to move inventory.

Should I sell my Frisco home now?

Price it right the first time. Well-priced homes still move, especially under $500,000, while homes that tested the market are the ones sitting.

Find your real number

Selling in Frisco? Comment "value" or reach out, and I'll pull what homes on your street are actually closing for.

Buying in Frisco? Comment "pricing" and I'll show you where the real negotiation room is right now.

Call or text 469-829-7713, email troy@troysage.com, or search North Dallas homes.

Watch next: Did Celina Home Prices Really Crash? I Checked 24,000 Sales. Next in this series: Prosper

Source: Percentages, days on market and supply figures are from my own analysis of 5,907 Frisco sales since January 2024 and 916 active listings, plus MoveBuddha's spring 2026 report, as presented in my video published October 22, 2026. Sale-price dollar figures are left out.

I'm Troy Sage with Centric Realty Group at LPT Realty, and this is Real Estate Differently.