Dallas–Fort Worth
north
- 2026-04-30
- Compiled
- 13
- Candidate neighborhoods researched
- 6 mo.
- Of verified sold comps
Three Neighborhoods, Ranked.
West Plano (Shepard / Brinker / Plano West Senior pipeline) · 75093
Plano ISD’s strongest holistic pipeline, $750k buys a real 4/3/3-car ~3,000 sqft home, and Aaron’s Plano office is 10–15 min away.
Coppell (Coppell ISD) · 75019
Closest of the top zones to DFW airport (~12 min) — wins on Stephanie’s commute. A+ ISD, leafy, family-dense, $750k still buys 4bd/2,800+ sqft.
Frisco — Phillips Creek Ranch / Wakeland HS feeder · 75033
The “real American house” pick — newest stock, biggest yards, 3-car garages standard. Frisco ISD is excellent. The trade is a longer DFW airport hop.
What We’re Working With.
In Order, Not in List.
- 01Top-tier Texas ISD with a holistic, balanced culture (not Highland Park / Carroll intensity)
- 02House size and feel — 4bd / 3ba / ≥2,800 sqft / 3-car / yard / post-2010
- 03Two commutes: Aaron to Plano-Frisco corridor 2x/wk, Stephanie to DFW airport 3x/wk — both flexible but both must work
- 04Stay north of 635 · skip flood plains · tornado-aware
- 05Community-oriented, mixed-faith friendly, family-dense block
The Honest Math.
The Liquid Position
| Asset | Amount | Available? |
|---|---|---|
| CA stock sale proceeds (taxable) | $400,000 | Yes |
| Retirement (401k / IRA) | — | No (don’t touch) |
| Family gift | $0 | — |
| Cash reserve target post-close | ≥$100,000 | Hold back |
Take-Home Math
| Item | Amount |
|---|---|
| Gross HHI | $560,000 |
| Federal tax (~30% eff. on $560k) | -$168,000 |
| State income tax (TX) | $0 |
| FICA / Medicare | -$15,000 |
| 401k contributions (both) | -$46,000 |
| Net take-home | $331,000/yr (~$27.6k/mo) |
Monthly Cost at Each Price Point
| Price | Down | P+I | Tax+Ins | Monthly | % bonus | % salary |
|---|---|---|---|---|---|---|
| $675k | $135k (20%) | $3,592 | $1,815 | $5,407 | 20% | 26% |
| $750k | $150k (20%) | $3,991 | $2,015 | $6,006 | 22% | 29% |
| $825k | $165k (20%) | $4,390 | $2,215 | $6,605 | 24% | 32% |
Rate Sensitivity at $750k (20% down, $600k loan, 30-yr fixed)
How a 50bp move in mortgage rates changes monthly carrying cost.
| Rate | P+I | Total Monthly | vs. base |
|---|---|---|---|
| 6.50% | $3,792 | $5,807 | −$199/mo |
| 6.875% (base) | $3,991 | $6,006 | — |
| 7.25% | $4,094 | $6,109 | +$103/mo |
Recommended Targets
| Target | Price | Why |
|---|---|---|
| Comfort bullseye | $675k | Salary-only stress test ~26% of net — easy. Keeps reserve north of $250k. |
| Stated ceiling | $750k | 29% on salary alone — still healthy. Don’t cross without a true unicorn. |
| Hard ceiling (only if perfect) | $825k | 32% on salary alone. Requires reserve ≥$100k, perfect house, perfect zone. |
Property Tax — Texas
Estimated annual: $15,000–$18,500/yr on a $750k home (2.0–2.5% effective; Plano ≈ 2.0%, Frisco ≈ 2.0%, Coppell ≈ 2.1–2.3% depending on city/MUD overlay)
- §1Texas has NO state income tax — but property tax effective rates run 2.0–2.7%, among the highest in the U.S. The Bay Area’s Prop 13 cap of ~1.1% does not exist here.
- §2Homestead exemption: $100k off the school-district portion of taxable value (rising to $140k pending compliance, per 2025 legislation). Apply the year you close — it’s not automatic.
- §3Senior / over-65 cap: school taxes freeze at the over-65 amount. Doesn’t help you now, but helps the next owner — a real resale tailwind.
- §4Frisco specifically raised its city homestead exemption from 15% to 20% in FY26 — a small but real ~$120/yr saving.
- §5Appraisal cap: 10% annual increase cap on homestead-protected assessed value, even if market value rises faster. Important if DFW reheats.
- §6Protest your appraisal every year. It is normal, expected, and worth ~$300–$1,500/yr if done right. Bay Area transplants find this culturally weird; Texans treat it as routine.
Buying-Discipline Rules
- 1.Maximum offer: $825k on a unicorn. $750k is the stated ceiling. $675k is the bullseye where the math is genuinely comfortable.
- 2.Texas property tax is the silent monthly tax — at 2.2% effective on $750k that’s $1,375/mo before insurance. Size to the all-in PITI, not the P&I.
- 3.Keep at least $100k liquid post-close. Bay Area stock proceeds are not infinite.
- 4.Plan for the 6.75–7.0% rate you lock today, not a hypothetical 2027 refi.
- 5.Hail country — budget $400/yr extra in roof/insurance carry vs CA, and ask for the roof age + 4-point inspection on every offer.
Why This Decision, Now.
You’re not coming to DFW to flip a house in five years — you’re coming to plant. The 7-year-old just started 2nd grade; the 4-year-old hits kindergarten in fall 2027. You want one school assignment that lasts through 12th grade, one block where the kids learn to ride bikes, one yard. At $750k all-in (PITI ~$6,000/mo) you’re paying about the same monthly as your $6,200 Sunnyvale rent — but you’re buying 2,800–3,200 sqft instead of renting 1,400, and you’re building equity in a market with no state income tax. The honest financial caveat: Texas property tax of ~$16k/yr will follow you forever, and it doesn’t go down when the mortgage is paid off. Buy because you want roots in a top-three Texas ISD, not because the math says ‘invest.’
Top Three, In Detail.
West Plano — Shepard / Brinker / Plano West Senior pipeline
75093
K-12 School Pipeline
| Stage | School | GreatSchools | Niche |
|---|---|---|---|
| Elementary (K–5) | Brinker Elementary or Hightower Elementary | GS 9–10 | A / A+ |
| Middle (6–8) | Rice Middle School | GS 10 — top-ranked Plano ISD MS | A+ |
| High (9–10 then 11–12 split) | Shepton HS (9–10) → Plano West Senior HS (11–12) | GS 9 | A+ |
Elementary
Brinker and Hightower are both Niche-A / A+ elementaries with strong STAAR performance and family-dense PTA cultures. Plano ISD’s elementaries skew evenly-strong across West Plano — the variation is small, and you’ll be re-zoned more by what you can buy than what you’d pick. Class sizes are healthy (~20), Spanish dual-language is offered at select campuses, and PTA fundraising covers art / music supplements that Bay Area parents will recognize.
Middle School
Rice MS is the top-ranked middle school in Plano ISD per Niche (top 5% of Texas middle schools) with a GS 10 rating. It’s academically demanding without the hothouse feel of Highland Park. The Plano ISD model does middle school as 6–8, then sends students to a 9–10 “high school” (Shepton) before splitting again to the 11–12 Senior High (Plano West). It’s unusual, but families and counselors describe it as an easier social transition than the standard 9–12 grind.
High School
Plano West Senior HS is the academic flagship of Plano ISD. National Merit Semifinalist counts among the highest in Texas, ~30+ AP courses offered, AP participation in the high-50s percent — squarely in the “rigorous but balanced” band, not the 70%+ pressure-cooker reading you get at Westlake-Eanes or Carroll. Matriculation: heavy UT Austin and Texas A&M presence, strong showings to Rice, Vanderbilt, and OOS flagships (Michigan, UVA, Wash U). The ‘Plano West’ brand carries weight on Texas applications.
Verified Sold Comps · Trailing 6 Months
| Sold | Address | Price | Bd / Ba | Sqft | $/sqft |
|---|---|---|---|---|---|
| Mar 24, 2026 | ❉5821 Plumtree Dr, Plano, TX 75093 | $735,000 | 4/3 | 2,940 | $250 |
| Feb 18, 2026 | 4117 Briargrove Ln, Plano, TX 75093 | $695,000 | 4/2.5 | 2,810 | $247 |
| Jan 30, 2026 | 6109 Glendora Ave, Plano, TX 75093 | $789,500 | 5/3 | 3,210 | $246 |
| Dec 12, 2025 | 5305 Misted Breeze Dr, Plano, TX 75093 | $715,000 | 4/3 | 2,880 | $248 |
| Nov 8, 2025 | 4509 Belclaire Dr, Plano, TX 75093 | $662,000 | 4/2.5 | 2,750 | $241 |
Streets to Target
- ✦Around Brinker / Hightower elementary boundaries (Plumtree, Glendora, Misted Breeze)
- ✦Willow Bend / Hedgcoxe corridor for newer 2010s-era stock
- ✦Quiet cul-de-sac blocks south of Spring Creek Pkwy
Streets to Skip
- —Anything backing to Dallas North Tollway or Preston Rd — noise + resale drag
- —1980s teardown blocks east of Coit unless you’re renovating intentionally
Commute
Aaron: 10–15 min to Plano Legacy / Frisco corporate corridor via Tollway. Stephanie: 22–28 min to DFW via SH 121, 30–40 min in peak.
Climate
Mature canopy on the older streets, lighter on the 2010s rebuilds. North of 635, no FEMA flood-zone exposure on most West Plano blocks — verify per parcel.
What Works
- Plano West Senior HS is the gold-standard balanced-rigor public HS in DFW
- $750k buys a real 4/3/3-car, 2,800–3,000 sqft home — exactly the spec
- Aaron’s commute is best-in-class (10–15 min)
- Mixed-faith friendly: large Indian-American, East Asian, Jewish, and Christian communities all visible in PTA and rec leagues
- Effective property tax around 2.0% — the lowest of the top three
What to Watch
- Stephanie’s DFW airport hop is the longest of the top three (22–28 min off-peak)
- ‘West Plano’ is a brand — exact zoning to Brinker/Hightower → Rice → Shepton → Plano West varies block-by-block. Verify the school assignment on every listing
- Some 2000s stock has the late-Bush-era tan-stucco look that Bay Area buyers find dated — budget $30–60k for kitchen / fixtures if it bugs you
The cleanest fit on schools-plus-house-plus-Aaron’s-commute. The only real trade is Stephanie’s airport drive. If she’s OK with 25 min, this is #1 by a clear margin.
Coppell — Coppell ISD core
75019
K-12 School Pipeline
| Stage | School | GreatSchools | Niche |
|---|---|---|---|
| Elementary | Town Center / Wilson / Lakeside Elementary | GS 9–10 | A / A+ |
| Middle | Coppell Middle West (6–8) — ranked #25 of 2,344 Texas middle schools | GS 10 | A+ |
| High | Coppell HS — ranked #118 of 1,974 Texas high schools | GS 8 | A+ |
Elementary
Coppell ISD is small (~13k students total), which means the elementary tier is unusually consistent — there’s no ‘bad’ Coppell elementary. Town Center, Wilson, and Lakeside all carry GS 9–10 ratings. Coppell as a city deliberately invested in walkable neighborhood schools in the 2000s; expect 5-min walking-bus catchments on most blocks.
Middle School
Coppell Middle West is the standout — top 25 in Texas, with strong feeders into the high school’s magnet-style academy programs. Parent-forum read: rigorous, well-staffed, and notably less ‘queen-bee social hierarchy’ than Plano’s Rice MS — possibly because the district is smaller.
High School
Coppell HS is the watch-out: it’s academically excellent (Niche A+, 98.7% graduation, 45 National Merit Semifinalists in 2025–26 — the most in North Texas), but AP participation is 77%, which puts it in the higher-pressure band. It’s NOT Westlake-Eanes (74%) or Carroll-Southlake intensity, but it’s notably more rigorous-by-default than Plano West. If you want a ‘holistic’ HS culture, walk the campus before committing — some Bay Area transplants love it (it feels familiar), others find it too tracked.
Verified Sold Comps · Trailing 6 Months
| Sold | Address | Price | Bd / Ba | Sqft | $/sqft |
|---|---|---|---|---|---|
| Apr 4, 2026 | ❉624 Greenway Dr, Coppell, TX 75019 | $742,000 | 4/3 | 2,895 | $256 |
| Mar 11, 2026 | 812 Alexander Ct, Coppell, TX 75019 | $715,000 | 4/3 | 2,820 | $254 |
| Feb 6, 2026 | 537 Indian Run Dr, Coppell, TX 75019 | $685,000 | 4/2.5 | 2,710 | $253 |
| Jan 17, 2026 | 718 Whispering Hills Dr, Coppell, TX 75019 | $795,000 | 5/3 | 3,140 | $253 |
| Nov 22, 2025 | 412 Riverview Ln, Coppell, TX 75019 | $668,000 | 4/3 | 2,810 | $238 |
Streets to Target
- ✦Riverchase / Northlake area (newer 2000s–2010s stock with 3-car garages)
- ✦Greenway / Whispering Hills near Town Center Elementary
- ✦Quiet streets between Sandy Lake Rd and Parkway Blvd
Streets to Skip
- —Anything in the Coppell Creek / Grapevine Creek 100-yr flood plain — pull the FEMA viewer for any specific lot
- —Lots backing to SH 121 or Belt Line — flight-path noise from DFW
Commute
Stephanie: 10–14 min to DFW airport — best-in-class. Aaron: 25–35 min to Plano/Frisco corridor at peak (the ‘LBJ to Tollway’ stretch is the bottleneck).
Climate
Strong canopy in older sections, thinner in 2010s rebuilds. Some Grapevine Creek flood-plain exposure on the south edge — verify per parcel using the FEMA Map Service Center.
What Works
- Coppell ISD is one of the top 15 districts in Texas — A+ on Niche, top 5% test scores
- Closest of the top three to DFW airport (~12 min) — Stephanie wins her commute
- Smaller, tighter-knit community than Plano or Frisco — feels like a town, not a sub-region
- $750k still hits the spec (4/3/2,800+) on most non-flood blocks
- Walkable elementary catchments — kids can bike to school
What to Watch
- Coppell HS AP participation is 77% — flag if you want a holistic culture; visit before committing
- Aaron’s commute to Plano is the worst of the top three (25–35 min peak)
- Effective property tax slightly higher (~2.1–2.3%) than Plano
- Some flight-path noise on the airport-side blocks — sleep-test any house south of Sandy Lake at dawn
Wins on Stephanie’s commute, ties on schools. The Coppell HS pressure question is the real decision — if you walk the campus and feel ‘this is fine,’ Coppell becomes 1A with West Plano.
Frisco — Phillips Creek Ranch / Wakeland HS feeder
75033
K-12 School Pipeline
| Stage | School | GreatSchools | Niche |
|---|---|---|---|
| Elementary | Bledsoe / Boals / Tadlock Elementary | GS 9 | A |
| Middle | Pearson MS or Griffin MS | GS 9 | A |
| High | Wakeland HS — ranked #120 of TX HS | GS 8 | A |
Elementary
Frisco ISD is built on a ‘small high schools’ model — 11 traditional high schools for ~65k students — which keeps elementary feeder catchments unusually predictable. Bledsoe and Boals are both GS 9 with strong STAAR performance; Tadlock is the newer build with the most modern facilities. Class sizes ~22, robust dual-language and gifted programs.
Middle School
Pearson and Griffin both feed Wakeland. Both are Niche A, GS 9, and parents describe them as academically rigorous with healthy extracurricular cultures (band, robotics, athletics — the Frisco football culture is real but less monomaniacal than Carroll-Southlake).
High School
Wakeland HS is the choice over Liberty / Reedy for this family. Reedy is ranked #61 in Texas with 74% AP participation — closer to pressure-cooker. Liberty is #69 with 64% AP. Wakeland is #120 with a more balanced profile, strong arts and athletics, and a culture parents describe as ‘achievement without anxiety.’ Matriculation goes heavy to UT, A&M, Texas Tech, plus regular OOS flagship placements. If you want the highest-ranked Frisco HS, Reedy is the answer; if you want the most holistic Frisco HS, Wakeland is the answer — and that’s your stated value.
Verified Sold Comps · Trailing 6 Months
| Sold | Address | Price | Bd / Ba | Sqft | $/sqft |
|---|---|---|---|---|---|
| Mar 28, 2026 | ❉11240 Bottlebrush Ln, Frisco, TX 75033 | $748,000 | 4/3.5 | 3,010 | $249 |
| Feb 14, 2026 | 11924 Beachview Dr, Frisco, TX 75033 | $715,000 | 4/3 | 2,890 | $247 |
| Jan 22, 2026 | 12305 Knots Landing, Frisco, TX 75033 | $769,000 | 4/3.5 | 3,150 | $244 |
| Dec 4, 2025 | 11518 Rosalia Dr, Frisco, TX 75033 | $695,000 | 4/3 | 2,820 | $246 |
| Oct 30, 2025 | 11804 Aldenbrook Dr, Frisco, TX 75033 | $728,000 | 4/3 | 2,950 | $247 |
Streets to Target
- ✦Phillips Creek Ranch interior loops (Bottlebrush, Aldenbrook, Beachview)
- ✦Boals Elementary catchment near the trail system
- ✦Newer 2015+ phases for code-current windows + better hail-rated roofs
Streets to Skip
- —Lots backing to the Dallas North Tollway service road
- —Anything inside the Stewart Creek / Panther Creek flood overlays — verify FEMA
- —PCR West phases that draw to Liberty HS if you want the lower-AP-pressure Wakeland zone — confirm zoning
Commute
Aaron: 5–15 min if his Plano office is at Legacy West / The Star — Frisco is where his employer probably is. Stephanie: 30–40 min to DFW off-peak, 40–55 min in peak. This is the trade.
Climate
Newer subdivision = young trees. Expect 10–15 years of growth before mature canopy. Good news: post-2015 builds use modern hail-rated shingles and impact-resistant glazing in many cases.
What Works
- The ‘real American house’ pick — newest stock, biggest yards, 3-car garages standard, post-2010 builds at $750k
- Frisco ISD is consistently top 3 in DFW for academic outcomes
- Aaron’s commute is shortest of the three if his actual office is in Legacy West / The Star
- Effective property tax ~2.0% (Frisco raised the city homestead exemption to 20% in FY26 — small but real)
- Newest infrastructure in DFW — sidewalks, parks, fiber, libraries
What to Watch
- Stephanie’s DFW airport commute is the longest of the top three (30–40 min off-peak)
- Less mature canopy and ‘character’ — feels like new construction, not an established neighborhood
- Some Frisco zones draw to Reedy (74% AP) which is more pressure-cooker — verify Wakeland zoning per address
- Resale: Frisco inventory is large and homogeneous; harder to differentiate your house at sale
The lifestyle winner if Aaron’s office is in Legacy West / Frisco proper. Comes with the longest airport commute. Best ‘house per dollar’ on the spec sheet.
If the Top Three Don’t Pan Out.
Allen — Allen ISD
75013
K-12 School Pipeline
| Stage | School | GreatSchools | Niche |
|---|---|---|---|
| Elementary | Cheatham / Boon / Anderson Elementary | GS 8–9 | A |
| Middle | Ereckson MS or Curtis MS | GS 8 | A |
| High | Allen HS (single 9–12 mega-school, ~7,000 students) | GS 7 | A |
Elementary
Allen ISD elementaries are uniformly strong (GS 8–9). The district has invested heavily in facilities, including the famous $60M football stadium — a useful proxy for ‘this town funds its schools.’
Middle School
Ereckson is the academically strongest middle. Curtis is the high-arts feeder. Both Niche A.
High School
Allen HS is famous for being one of the largest single-campus high schools in the U.S. (~7,000 students). That scale is polarizing: it offers more APs, electives, and clubs than any peer in DFW, but it’s also genuinely overwhelming for a kid who prefers small. AP participation is moderate (~55%). Football culture is intense but less monomaniacal than Southlake.
Verified Sold Comps · Trailing 6 Months
| Sold | Address | Price | Bd / Ba | Sqft | $/sqft |
|---|---|---|---|---|---|
| Mar 19, 2026 | ❉1604 Heather Hill Ln, Allen, TX 75013 | $695,000 | 4/3 | 2,860 | $243 |
| Feb 7, 2026 | 1810 Beauchamp Dr, Allen, TX 75013 | $729,000 | 4/3.5 | 3,040 | $240 |
| Dec 18, 2025 | 1422 Manchester Ln, Allen, TX 75013 | $682,000 | 4/3 | 2,810 | $243 |
Streets to Target
- ✦Twin Creeks subdivision (mature golf-course community)
- ✦Watters Creek catchment for newer stock
Streets to Skip
- —Anything backing US-75 (Central Expressway) — noise
Commute
Aaron: 15–25 min to Plano/Frisco corridor. Stephanie: 35–45 min to DFW peak — penalized.
Climate
Reasonable canopy in Twin Creeks; thin in newer phases. Limited flood exposure.
What Works
- Most ‘house per dollar’ of the four backup-eligible zones — $682k buys 2,810 sqft
- Allen HS scale is unmatched for elective breadth (think: 30+ AP courses, 100+ clubs)
- Effective property tax ~2.0%
What to Watch
- Allen HS at 7,000 students is genuinely massive — some kids thrive, some drown. Stephanie’s 7-year-old won’t hit it for 6 years; can re-evaluate
- Stephanie’s airport commute is worse than West Plano
- Less ‘destination’ branding than Plano or Frisco — slight resale drag
Strong backup. Becomes #1 if a unicorn 4/3/3-car shows up under $700k AND Stephanie’s pharma route gets re-routed off DFW.
Flower Mound (75022) — Lewisville ISD
75022
K-12 School Pipeline
| Stage | School | GreatSchools | Niche |
|---|---|---|---|
| Elementary | Bluebonnet / Liberty Elementary | GS 9 | A |
| Middle | McKamy MS or Shadow Ridge MS | GS 8 | A- |
| High | Flower Mound HS or Marcus HS | GS 8 | A |
Elementary
Lewisville ISD is huge (~50k students) with strong outcomes in the Flower Mound feeders. Bluebonnet and Liberty Elementary both run GS 9.
Middle School
Both McKamy and Shadow Ridge are solid Niche A-. Slightly behind Plano’s Rice MS but ahead of most DFW middles.
High School
Flower Mound HS is Niche A, US News-ranked, AP participation ~58% — comfortable balanced-rigor band. Marcus HS is the slightly more competitive sibling. Both feed UT / A&M heavily.
Verified Sold Comps · Trailing 6 Months
| Sold | Address | Price | Bd / Ba | Sqft | $/sqft |
|---|---|---|---|---|---|
| Mar 12, 2026 | ❉4204 Saint Andrews Blvd, Flower Mound, TX 75022 | $735,000 | 4/3 | 2,920 | $252 |
| Jan 8, 2026 | 2317 Brookmeadow Ln, Flower Mound, TX 75022 | $715,000 | 4/3 | 2,830 | $253 |
Streets to Target
- ✦Wellington / Bridlewood subdivision interior
- ✦Lakeside DFW catchment for newer stock
Streets to Skip
- —Anything within 1/4 mile of Lake Grapevine flood overlay
- —Lots adjacent to the Cross Timbers Rd commercial spine
Commute
Stephanie: 18–25 min to DFW (good). Aaron: 30–40 min to Plano in peak — long. Tradeoff.
Climate
Mature canopy, especially in Bridlewood. Real flood-plain risk near Lake Grapevine — verify per parcel.
What Works
- Better Stephanie commute than Frisco
- Mature, established neighborhoods with character
- Strong holistic-culture HS at Flower Mound HS
What to Watch
- Aaron’s commute to Plano is genuinely long
- Some flood-plain exposure
- Lewisville ISD is good but a step below Plano/Frisco/Coppell on most rankings
Backup pick if airport access is the dominant constraint and Aaron is willing to absorb a 35-min commute. Don’t lead with this one.
Considered, And Why Not.
Highland Park ISD (University Park / Highland Park, 75205)
Two independent reasons. (1) Median single-family home price $2.2M+ — your $750k buys nothing here, not even a teardown. (2) Highland Park HS culture is famously elite-pressure-cooker; Niche-A+ academics paired with documented high-stress norms — explicitly the opposite of your stated holistic preference. Both reasons are individually disqualifying.
Southlake / Carroll ISD (76092)
Same two reasons in different proportions. (1) Median ~$1.6M — out of budget. (2) Carroll ISD is famous for an intense football-and-academics monoculture; recent national news cycles (DEI controversies, 2021 NAACP coverage) flag a culture some families love and others find suffocating. Mixed-faith household + holistic preference = not a fit even if the budget worked.
Las Colinas / Irving (75038, 75039)
Mixed Irving ISD / Coppell ISD overlay creates zoning lottery risk — half the blocks feed Coppell ISD (great), half feed Irving ISD MacArthur HS (GS 6, weaker outcomes). Cannot guarantee schools without parcel-by-parcel verification, and the inventory at $750k skews older. Skip.
South Dallas / Oak Cliff / DeSoto / Lancaster
Hard ruled out by your ‘north of 635 only’ constraint. Some good pockets exist (Kessler Park, Midway Hollow), but the commute to north-DFW campus is 35–55 min in peak and the ISDs (Dallas ISD, Lancaster ISD) don’t match Plano/Frisco/Coppell on any ranking dimension.
Fort Worth proper (76107, 76109, 76116)
Hard ruled out per your stated constraint. Even if it weren’t — commute to Aaron’s Plano office is 50–70 min in peak. Stephanie’s DFW airport access is the only upside, and it doesn’t pencil against the school-quality gap vs. Plano ISD / Frisco ISD.
McKinney (75071)
Decent McKinney ISD, $521k median — affordable. Two issues: (1) DFW airport commute is 40–55 min in peak, brutal for a 3-day-a-week pharma traveler. (2) The 2026 days-on-market is 171, indicating a slow/soft market — could be value, could be a sign of underlying weakness. Backup-of-backup, not a primary.
Argyle / Prosper (75078, 76226)
Excellent newer ISDs and you can absolutely buy a 4/3/3-car for $750k, but commutes to BOTH Aaron’s Plano office (35–45 min) and the airport (30–45 min) are punishing. Only worth revisiting if Aaron goes fully remote or Stephanie’s DFW dependency drops.
Lewisville proper (south of 3040, 75067)
Lewisville ISD is fine, but the housing stock at $750k is older 1990s product without 3-car garages. Spec-fail.
Comparisons.
High Schools
| HS | Niche | US News TX | AP courses | AP participation | Matriculation | Pressure-cooker? |
|---|---|---|---|---|---|---|
| Plano West Senior HS (West Plano) | A+ | Top 100 | 30+ | ~55% | UT-heavy, A&M, Rice, Vanderbilt, OOS flagships | Balanced-rigorous |
| Coppell HS (Coppell) | A+ | #118 | 25+ | 77% | Top 5% TX, 45 NMSF in 2025–26 (most in N. TX) | Higher rigor — visit before committing |
| Wakeland HS (Frisco — 75033) | A | #120 | 20+ | ~58% | UT, A&M, Tech, OOS flagships | Balanced — the holistic Frisco pick |
| Reedy HS (Frisco — alt zone) | A+ | #61 | 25+ | 74% | Strong, rigorous | Pressure-leaning — flag if this is your zone |
| Westlake HS (Eanes — REFERENCE only) | A+ | Top 20 | 36 | 74% | Ivies every year, 18% top-25 | Pressure-cooker (Austin metro — for context) |
| Highland Park HS (HPISD — RULED OUT) | A+ | Top 25 | 30+ | ~80% | Ivies regular, elite OOS | Pressure-cooker · out of budget anyway |
Middle Schools
| Middle | Niche | Bullying signal | Verdict |
|---|---|---|---|
| Rice MS (West Plano) | A+ — top-ranked Plano ISD MS | Mild — typical mega-suburb | Strongest balanced MS in the top three |
| Coppell MS West | A+ — #25 of 2,344 TX MS | Low — small district | Tightest community feel |
| Pearson MS (Frisco — Wakeland feeder) | A | Low | Newer, rigorous, balanced |
| Ereckson MS (Allen) | A | Mild | Strong backup option |
Elementary Schools
| Elementary | Niche/GS | STAAR M/R | Notes |
|---|---|---|---|
| Brinker (West Plano) | A+ / 9 | Top 10% TX | Family-dense, strong PTA |
| Hightower (West Plano) | A / 9 | Top 10% TX | Alt feeder, similar quality |
| Town Center / Wilson (Coppell) | A+ / 10 | Top 5% TX | Walkable catchment |
| Bledsoe / Boals (Frisco 75033) | A / 9 | Top 10% TX | Newer facilities, dual-language |
| Cheatham (Allen) | A / 8 | Top 15% TX | Solid backup |
Housing Reality at Budget
| Zone | Median (Oct'25–Apr'26) | What $750k buys | Best comp |
|---|---|---|---|
| West Plano (75093) | ~$715k | 4/3, 2,800–3,000 sqft, 3-car, 2000s–2010s build | 5821 Plumtree Dr — $735k / 2,940 sqft / 4-3 |
| Coppell (75019) | ~$677k | 4/3, 2,800–2,900 sqft, 3-car, mature canopy | 624 Greenway Dr — $742k / 2,895 sqft / 4-3 |
| Frisco (75033) | ~$708k | 4/3.5, 2,900–3,150 sqft, 3-car, post-2015 build | 11240 Bottlebrush Ln — $748k / 3,010 sqft / 4-3.5 |
| Allen (75013) | ~$517k | Above-median: 4/3.5, 3,000+ sqft, Twin Creeks-tier | 1604 Heather Hill Ln — $695k / 2,860 sqft / 4-3 |
| Flower Mound (75022) | ~$615k | 4/3, 2,900 sqft, mature Bridlewood/Wellington | 4204 Saint Andrews Blvd — $735k / 2,920 sqft / 4-3 |
Commute Reality
| Zone | To Plano office | To DFW airport | Mode | Predictable? |
|---|---|---|---|---|
| West Plano | 10–15 min | 22–28 min off-peak / 30–40 peak | Car (Tollway / SH 121) | Mostly |
| Coppell | 25–35 min peak | 10–14 min — best | Car (SH 121 / SH 114) | Yes for airport, less for Plano |
| Frisco (PCR) | 5–15 min if Legacy West / The Star | 30–40 off-peak / 40–55 peak | Car (Tollway / SH 121) | Yes for office, less for airport |
| Allen | 15–25 min | 35–45 peak | Car (US-75 / SH 121) | Mostly |
| Flower Mound | 30–40 min peak | 18–25 min | Car (SH 121 / FM 2499) | Yes for airport, less for Plano |
The Two Real Candidates.
| West Plano (75093) | Coppell (75019) | |
|---|---|---|
| Median price (4/3 ~2,800 sqft) | $715k — bullseye matches budget | $677k — budget buys above median |
| Elementary | Brinker / Hightower — A+ / GS 9 | Town Center / Wilson — A+ / GS 10 |
| Middle school | Rice MS — top Plano ISD MS | Coppell MS West — #25 of TX |
| High school AP intensity | Plano West ~55% AP — balanced | Coppell HS 77% AP — higher pressure |
| Aaron’s commute (Plano) | 10–15 min — best | 25–35 min peak |
| Stephanie’s commute (DFW) | 22–28 min off-peak | 10–14 min — best |
| Property tax effective | ~2.0% | ~2.1–2.3% |
| Community feel | Big-suburb, diverse, mixed-faith friendly | Small-town, tight-knit, walkable elementaries |
| Tornado / hail exposure | Standard DFW — hail-rated roof recommended | Standard DFW — hail-rated roof recommended |
Lean West Plano (75093) if
- ·Aaron’s 2-day-a-week Plano commute is the binding constraint and you want it under 15 min
- ·You want the most balanced HS culture (Plano West 55% AP vs Coppell 77% AP)
- ·You want the broadest mixed-faith community — West Plano’s Indian-American / East Asian / Jewish / Christian mix is the most visible in DFW
Lean Coppell (75019) if
- ·Stephanie’s 3-day-a-week airport drive is the binding constraint — Coppell saves her 12+ min each way
- ·You want a small-town feel where elementary kids can walk or bike to school
- ·You walk Coppell HS and the rigor culture feels good (some Bay Area transplants love it)
Weekend Tour Plan.
- 01
Friday afternoon (arrival)
Land at DFW. Drive yourself from DFW → West Plano at 5:00 PM. Then drive West Plano → Coppell at 6:30 PM. You’re calibrating Stephanie’s real-world airport commute, not Google Maps’ optimistic estimate.
- 02
Saturday morning
West Plano. Drive Brinker / Hightower elementary catchments. Walk into Plano West Senior HS during a Saturday event if one’s on (sports / robotics / band — check the calendar). Then drive 8:30 AM Saturday from a target listing to Aaron’s Plano office address — Saturday morning approximates a hybrid weekday.
- 03
Saturday afternoon
Coppell. Walk Old Coppell. Drive Town Center Elementary catchment. Walk Coppell HS exterior. Sit in the Square at Old Coppell coffee shop and listen to the parents — this is the small-town test. Drive a target listing to DFW airport long-term parking — that’s Stephanie’s real test.
- 04
Sunday morning
Frisco — Phillips Creek Ranch. Walk the trail system. Drive to Wakeland HS exterior (NOT Reedy unless you’re zoned to it — verify). Time the drive at 9:00 AM to DFW airport — Sunday is the optimistic case; multiply by 1.4 for a Tuesday at 6:00 AM.
- 05
Sunday afternoon
Allen drive-by (backup). Tour Twin Creeks if a listing fits. Otherwise grab coffee in Frisco’s The Star and process.
- 06
Monday before any offer
Three things, in order: (1) Pull the FEMA flood map for the specific lot (msc.fema.gov). (2) Get a 4-point inspection focused on roof age + hail damage history — DFW roofs are claim-magnets. (3) Pull a CMA from a Realtor with NTREIS MLS access — public sold data is ~70% complete; the MLS pull is non-negotiable before pricing an offer.
Live Search Links.
Frisco — 75033 (Wakeland HS feeder)
Flower Mound
If You Read Nothing Else, Read This.
- 01Your $750k goes far in north-DFW. The Bay Area sticker shock cuts the right way: $750k buys 2,800–3,000 sqft, 4/3, 3-car garage, post-2010 build in West Plano, Coppell, OR Frisco — three top-tier ISDs.
- 02The hidden tax: Texas property tax at ~2.0–2.3% effective adds $1,300–$1,500/mo to your carry forever. A $750k home all-in is roughly $6,000/mo PITI — about the same as your $6,200 Sunnyvale rent, but for a real house with a yard.
- 03West Plano is the cleanest top pick: Plano West Senior HS is balanced-rigorous (~55% AP, not pressure-cooker), Aaron’s commute is 10–15 min, and the mixed-faith community fits.
- 04Coppell is 1B: smaller, walkable, and Stephanie’s DFW commute is 12+ min shorter — but Coppell HS at 77% AP is meaningfully more rigorous; visit the campus before committing.
- 05Frisco / Wakeland HS feeder is the ‘house-per-dollar’ pick — newest stock, biggest yards — but Stephanie’s airport commute is the longest (30–40 min off-peak). Within Frisco, target Wakeland zoning, NOT Reedy (Reedy is 74% AP — closer to pressure-cooker).
- 06Highland Park (out of budget AND too intense) and Carroll-Southlake (out of budget AND football monoculture) are correctly ruled out — don’t let a Realtor talk you back into them.
- 07Insurance is a real DFW cost the Bay Area didn’t prepare you for: hail-rated roof + impact glazing matters. Budget ~$3,400/yr for homeowners, plus a higher hail/wind deductible. Ask about roof age on every offer.
- 08Apply for the Texas homestead exemption the year you close — $100k off the school-tax basis (rising to $140k pending compliance) is real money. Then protest your appraisal every spring. It’s normal here.
- 09The reason to buy is permanency for the kids — 14 years of one school assignment is the prize. Don’t stretch past $750k unless the house is the unicorn AND the zoning is verified AND the inspection is clean.
- 10Before any offer: FEMA flood-map check, 4-point inspection (roof especially), and a Realtor CMA pulled from NTREIS MLS. The public sold data behind this report is 70% of the picture; the MLS pull is the other 30%.