Plano housing market in 2026: prices, trend and where the discount is

Plano housing market at a glance (September 2026)

Plano housing market data: typical value, 10-year trend and ZIPs

Zillow's typical Plano home value was $497,714 in September 2026, 3.3% lower than a year earlier and 9% below its peak of $545,864 in May 2024. Over ten years it is up 56%. Collin County's typical value is $477,505; Texas's is $296,424.

Zillow Home Value Index (Zillow's typical home value: the middle of the market, all home types, smoothed and seasonally adjusted), September 2026.

Plano housing market in 2026: where prices stand

The city-wide number hides the decision. Plano's typical value fell for two years and has held since July, but the fall was uneven: the cheaper the part of town, the further it has dropped and the more room you have on price. If you only remember one thing from this page, make it that. Below $500,000 you're buying where sellers have given ground; at the top of the west side you're paying close to peak.

Home prices in Plano since the 2024 peak

Plano's typical value peaked at $545,864 in May 2024, nearly two years after Collin County as a whole. It bottomed at $495,756 in July 2026 and has edged up to $497,714. Two months isn't a recovery, but the steady monthly losses of early 2026 have stopped, which means waiting for a lower city-wide number is no longer a safe bet. The figures come from Zillow's Home Value Index, a smoothed estimate for the middle third of homes, so it shows the trend rather than any single sale.

Renting vs buying in Plano in 2026

The typical asking rent is $1,736 a month, up 0.55% while values fell. Owning the typical home with 20% down costs about $2,757 a month in principal and interest alone, before tax and insurance. That gap is why renting for a few months while you learn the city is a sound plan; our Plano cost of living guide shows which ZIPs your income reaches.

Are home prices dropping in Plano, Texas?

They fell for two years and have been roughly flat since spring. Here is Zillow's typical Plano value each September, so you can see the run-up and the correction together.

Plano gained about $165,000 between September 2020 and the 2024 peak and has given back about $48,000. That matters when you make an offer, because the seller's purchase year shapes how much room they have. On this index a home bought in 2021 is still worth more than it cost, while one bought from 2022 to 2024 is worth less. Ask when the seller bought. We don't forecast prices: the index tells you where values are, not where they're going.

The Plano housing market by ZIP code: where you can negotiate

Every Plano ZIP fell over the year, and the cheapest fell most. Below, the ZIPs run from most room to least, measured by how far each one sits below its own peak. For what each ZIP is like to live in, see our Plano ZIP code guide.

ZIP 75074 in east Plano

If you're shopping on price, start here. It's the cheapest Plano ZIP and the furthest below its peak, and it was still falling faster than any other ZIP this year. East Plano is where the city's older, smaller homes are, so the catch is the house itself: budget for the roof, systems and windows before you count the discount. Our east Plano guide covers the areas inside it.

ZIP 75023 in Plano

Almost as far below peak as 75074, but most of that drop came in 2024 and 2025: it fell just 3.05% this year. You still have room, though sellers here have already taken most of their cut.

ZIP 75075 in central Plano

Close to the city's typical value and about 9% below peak. This is where the former Collin Creek Mall site is being rebuilt with new homes, so resale sellers here compete with a builder down the road. That helps you.

ZIP 75025 in north Plano

The one to watch above $500,000: it fell 3.97% this year, more than any other ZIP at that price. If your budget sits between the city typical and the west side, this is where a buyer's edge survives.

ZIP 75094 and Plano city limits

Zillow files this ZIP under Murphy, and only part of it is inside Plano. Before you compare it, check the city named on the property's tax record.

ZIP 75024 in northwest Plano

The Legacy side of Plano, near the corporate campuses. It's 6.7% below peak, so some room is left, but less than the east side. A new townhome is the lower-priced way in.

ZIP 75093 in far west Plano

The priciest ZIP held up best: under 1% down this year and about 4% below its June 2024 peak. If you're buying here, expect to pay close to asking. It covers the Willow Bend area.

Plano housing market by neighborhood: where values held

Zillow tracks 91 Plano neighborhoods. In the year to September 2026, 16 held flat or rose and 75 fell, and the split runs almost exactly along price. We grouped them by typical value from Zillow's figures:

Neighborhoods over $1 million in Plano

Four of the five rose over the year: Shoal Creek, Willow Bend, Lakeside on Preston and Harrington Homeplace. Avignon Windhaven was the exception, down 3.79%, so it's the one place at this level where you might find a softer seller. Elsewhere, don't expect the city-wide discount. Our guides to Willow Bend and Lakeside on Preston cover two of them.

Neighborhoods under $400,000 in Plano

All 18 fell, by 2.77% (Meadows) to 6.54% (Village Creek). These are mostly older homes in central and east Plano, and they offer the most room on price in the city. The lower price comes with older roofs, systems and windows, so get an inspection that looks hard at all three.

Mid-priced neighborhoods in Plano

Between $400,000 and $800,000 most neighborhoods fell, but by less as the price rises. Deerfield fell 2.32% and West Park rose 0.11%, which shows how much one subdivision can differ from the next. The Plano neighborhood overview gives each one's figure.

Mortgage rates and the Plano housing market

Price is half of what you pay. Freddie Mac's 30-year average was 7.4% in the week of October 15, 2026, and at that rate every $100,000 borrowed costs about $692 a month in principal and interest. These examples use 20% down and exclude property tax, insurance and HOA dues.

What a Plano monthly payment buys at 7.4%

Work backwards from the payment you're comfortable with. At 7.4% with 20% down, $2,500 a month in principal and interest supports a price of about $451,000, $3,000 supports about $542,000 and $3,500 supports about $632,000. So $3,000 a month reaches the city-wide typical value but not the typical home in 75024 or 75093. Each half-point change in the rate moves those prices by roughly 4 to 5%, so get a lender's quote for your own numbers before you shortlist.

Plano property tax in the monthly figure

Property tax adds several hundred dollars a month on top of principal and interest in Plano, and the amount depends on the school district and whether your homestead exemption applies. Our guide to Plano property tax rates shows the math by taxing unit.

Is Plano a buyer's or seller's market?

Zillow doesn't publish days on market or sale-to-list figures for Plano alone, so the best available signal is the Dallas-Fort Worth metro, which includes Plano. These are metro figures for all price points.

Taken together, the metro leans toward buyers: homes take about two months to go under contract, a third of listings cut their price, and the typical sale closes about 2% under list. Inventory is slightly lower than a year ago, which keeps it from tipping further. In Plano, the price split above suggests the buyer's edge is real below $500,000 and thin at the top.

How Plano's housing market compares with nearby cities

Plano fell less than Collin County, Allen, McKinney and Frisco, so you won't find a deeper discount by crossing the city line north. Richardson, just south, was the only one of these to rise. Plano's slower fall may reflect how little land it has left: the city's Plano Tomorrow plan says only about 6% of its land is still available for development, so less new supply competes with resale homes than in the cities to the north. Our Plano vs Frisco comparison covers what the $142,000 gap in typical value buys.

Using Plano housing market data when you make an offer

1. Find the home's ZIP and Zillow neighborhood figure on this page, and note how far it is below its peak.
2. Ask for the listing's price history: a home already cut once is telling you the seller's floor is moving.
3. Compare its list price per square foot with the last three closed sales in the same subdivision, which your agent can pull from the MLS.
4. Under $500,000, assume room to negotiate on price or repairs. Over $1 million on the west side, assume less.
5. Price the monthly cost at today's rate, including property tax, before you settle on a number.

Linda can pull recent closed sales for any Plano subdivision you're weighing and walk you through them on a call, or set up a private search for Plano homes for sale.