Fields Frisco New Construction: Complete 2026 Buyer’s Guide
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Fields Frisco is North Texas’ most prestigious master-planned community, home to the PGA of America headquarters, the $520 million Omni PGA Frisco Resort, and over $1 billion in world-class amenities.
Homes range from $600,000 in East Village to $25 million+ in The Preserve.
This guide covers all builders, every village, lot selection strategies, school information, investment potential, and how to negotiate—everything you need before buying new construction in Fields Frisco in 2026.
Fields Frisco at a Glance (2026 Statistics)
Total Community Size: 2,500+ acres
Homes at Buildout: 3,500–4,000 residences
Current Completed Homes: 1,200+
Price Range: $600,000–$25,000,000+
Average Home Price: $1,850,000
Active Builders: 8+
Golf Courses: 4 championship courses
Hotel Rooms (Omni Resort): 501
Miles of Trails: 15+
Preserved Green Space: 200+ acres
Property Tax Rate: 1.94% (Frisco combined)
School District: Frisco ISD
What Makes Fields Frisco Unlike Any Other Community in DFW
The PGA of America Headquarters
In 2018, the PGA of America relocated its national headquarters from Florida to Fields Frisco, permanently transforming this community into the golf capital of North Texas.
The 100,000+ square foot facility anchors the community and drives sustained demand, prestige, and property values unlike any other master-planned community in Texas.
Omni PGA Frisco Resort
Opened in 2023, the $520 million Omni PGA Frisco Resort brings 501 luxury hotel rooms, 10 dining venues, a full-service spa, 127,000 square feet of event space, and two additional championship golf courses directly into the community.
Residents enjoy resort-caliber amenities as their everyday backdrop.
Fields Frisco Golf Courses
Fields Ranch East: Designed by Gil Hanse, 7,400+ yards, championship caliber
Fields Ranch West: Designed by Beau Welling, links-style, 7,200+ yards
Omni Resort Course 1: Resort guests and member access
Omni Resort Course 2: Resort guests and member access
PGA Practice Facility: World-class instruction and technology center
Location and Commute Access
Distance to Key Destinations
DFW International Airport: 28 miles (35–45 minutes)
Downtown Dallas: 30 miles (35–45 minutes)
Dallas North Tollway: Direct access
Legacy West / Legacy Business Park: 18 minutes
Toyota North America Headquarters: 22 minutes
The Star (Cowboys HQ): 5 minutes
Plano employment corridor: 20–25 minutes
The Four Villages of Fields Frisco
Fields is organized into four distinct villages, each offering a unique price point, lot size, and lifestyle experience. Selecting the right village is the most important decision Fields buyers make.
The Preserve — Golf Estate Living
Price Range: $3,000,000–$25,000,000+
Overview
The Preserve is the pinnacle of North Texas luxury. Estate-sized lots, golf course frontage options, and virtually unlimited customization define this section. Homes here are built to generational ownership standards by the region’s finest builders.
Preserve Lot Specifications
Lot Sizes: 0.5–2+ acres
Lot Widths: 100–200+ feet
Golf Course Frontage Lots: Available
Greenbelt / Nature Lots: Abundant
Lot Premiums: $300,000–$1,500,000
Home Specifications
Square Footage: 5,500–12,000+
Bedrooms: 4–7 typical
Bathrooms: 5–9
Garages: 3–5 car standard
Features: Fully custom, unlimited scope
Lot Selection Strategy in The Preserve
Golf Course Lots
Premium: $400,000–$800,000 above base
Best For: Golf enthusiasts, maximum prestige, views
Consider:
Higher property taxes
Course-facing visibility
Occasional errant ball (rare with setbacks)
Recommended For: Buyers planning 15+ year ownership, those entertaining frequently
Greenbelt / Nature Lots
Premium: $150,000–$400,000 above base
Best For: Privacy seekers, nature lovers, family privacy
Consider:
May require additional landscaping investment
Recommended For: Buyers prioritizing seclusion over views
Interior Lots
Premium: $50,000–$200,000
Best For: Buyers maximizing construction budget, large home over large lot
Recommended For: Buyers prioritizing home quality over lot positioning
Who Buys in The Preserve
Corporate executives and CEOs
Professional athletes and entertainers
Business owners with $5M+ net worth
International buyers seeking prestigious US addresses
Retiring executives downsizing from larger ranches to luxury estates
Golf enthusiasts with unlimited budgets
Brookside — Upscale Family Luxury
Price Range: $1,500,000–$3,000,000
Overview
Brookside delivers luxury family living with generous lots, top-tier builders, and a connected community feel. This village attracts affluent executives and established families who want substantial homes with full Fields amenities access.
Brookside Lot Specifications
Lot Widths: 70–90 feet
Lot Depths: 120–150 feet
Lot Premiums: $75,000–$250,000
Greenbelt Lots: Available and highly sought
Corner Lots: Available at premium
Home Specifications
Square Footage: 4,000–6,500
Bedrooms: 4–6 typical
Bathrooms: 4–6
Garages: 3-car standard
Outdoor Living: 15–20 foot covered patios standard
Builders in Brookside
Toll Brothers: $1,800,000–$2,800,000
Landon Homes: $1,600,000–$2,400,000
Highland Homes: $1,500,000–$2,200,000
Lot Selection Strategy in Brookside
Greenbelt Lots (Most Popular)
Premium: $150,000–$250,000
Best For: Families wanting rear privacy, natural setting, no back neighbors
Cul-de-Sac Lots
Premium: $75,000–$175,000
Best For: Families with children, reduced street traffic, community feel
Corner Lots
Premium: $50,000–$125,000
Best For: Additional side yard, extra light, privacy options
Interior Lots
Premium: Up to $75,000
Best For: Maximizing home construction budget
Who Buys in Brookside
Affluent families with school-age children (primary buyer)
Dual-income executive households earning $500,000+
Move-up buyers from Frisco $800K–$1.2M homes
Empty nesters wanting luxury without estate maintenance demands
Corporate relocators with senior executive packages
East Village — Accessible Luxury
Price Range: $600,000–$1,200,000
Overview
East Village provides the most accessible entry point into Fields Frisco ownership. Buyers get the Fields address, full amenity access, and Frisco ISD schools at a fraction of Preserve pricing. This is the fastest-appreciating and highest-demand village.
East Village Lot Specifications
Lot Widths: 50–70 feet
Lot Depths: 110–130 feet
Standard Lots: 60 feet (most common)
Premium Lots: 65–70 feet
Lot Premiums: $25,000–$100,000
Home Specifications
Square Footage: 2,800–4,500
Bedrooms: 3–5 typical
Bathrooms: 3–4
Garages: 2–3 car
Price Per Square Foot: $215–$265
Builders in East Village
Toll Brothers: $850,000–$1,200,000
Highland Homes: $700,000–$1,000,000
Shaddock Homes: $650,000–$950,000
Landon Homes: $750,000–$1,100,000
David Weekley Homes: $720,000–$1,050,000
Lot Selection Strategy in East Village
Greenbelt Lots (Highest Demand — Limited Supply)
Premium: $50,000–$100,000Availability: ~15% of lots
Best For: Families prioritizing privacy and outdoor space behind home
Corner Lots
Premium: $25,000–$60,000Availability: ~20% of lots
Best For: Additional side yard, RV parking potential, extra space
Interior Lots
Premium: Minimal to $25,000Availability: ~65% of lots
Best For: Budget-focused buyers maximizing home size over lot position
Who Buys in East Village
First-time luxury home buyers entering the $600K–$1.2M range
Young families prioritizing Fields schools and amenities
Dual-income professionals earning $200,000–$400,000
Relocating mid-level executives
Investors seeking Fields address at accessible entry point
Empty nesters wanting low-maintenance luxury lifestyle
Fields West — Coming 2026
Projected Price Range: $700,000–$1,500,000
Fields West is the final major development phase, adding approximately 800 homesites. Pre-sales began in late 2025 with first closings expected in late 2026.
Fields West Key Details
Planned Homesites: 800+
Anticipated Lot Sizes: 55–85 feet
Sub-neighborhoods: 3–4 distinct sections planned
Expected Builders: Toll Brothers (confirmed), Landon Homes (confirmed), Highland Homes, Shaddock Homes, others TBD
Additional Amenities: Neighborhood parks, pools, and trail connections
Early Buyer Advantages in Fields West
First selection of premium lot positions
Builder pre-construction incentives for early commitments
Lock pricing before completion-phase increases
Extended timeline for design planning
Risks to Consider
Construction delays beyond projected dates
Living adjacent to active construction early on
Amenity completion timeline may lag home delivery
Market conditions at actual closing date may differ
Builder Comparison: Fields Frisco
Understanding which builder fits your priorities is as important as choosing the right village.
Builder Breakdown Table
Builder | East Village | Brookside | Preserve | Quality | Value | Best For |
Toll Brothers | $850K–$1.2M | $1.8M–$2.8M | Custom | 5/5 | 4/5 | Luxury, customization |
Landon Homes | $750K–$1.1M | $1.6M–$2.4M | Limited | 4.5/5 | 4/5 | Design, finishes |
Highland Homes | $700K–$1M | $1.5M–$2.2M | No | 4.5/5 | 4.5/5 | Service, value |
Shaddock Homes | $650K–$950K | Limited | Estate | 4/5 | 5/5 | Space, affordability |
David Weekley | $720K–$1.05M | Limited | No | 4.5/5 | 4/5 | Energy efficiency |
Toll Brothers in Fields — The Luxury Standard
Best For: Buyers prioritizing quality, customization, and long-term ownership
Strengths
Highest quality materials and craftsmanship throughout
Most extensive floor plan modification options
Premium standard features worth $75,000–$125,000 more than competitors
Best warranty service reputation in Fields (15–30 day response average)
Architectural design excellence and curb appeal
Highest resale values historically in Fields
Considerations
$150,000–$300,000 premium over comparable builders
Longer construction timelines (9–12 months)
Design center upgrades can significantly exceed budget
Highland Homes in Fields — Service Excellence
Best For: Buyers prioritizing responsive service and strong standard features at competitive pricing
Strengths
Exceptional customer service reputation (best in Fields)
Strong standard features package (16 SEER HVAC, quartz counters, 10' ceilings standard)
Competitive pricing — $10,000–$25,000 below comparable Landon homes
Warranty response: 15–30 days average (best mid-tier builder)
Consistent quality across every home
Considerations
Less design flexibility than Toll Brothers
No Preserve presence
Landon Homes in Fields — Design Focus
Best For: Design-conscious buyers wanting superior finishes and aesthetics without Toll Brothers pricing
Strengths
Exceptional interior design and thoughtful layouts
Superior trim, millwork, and finish details
Better-than-average standard features
Strong curb appeal and architectural distinction
Considerations
Less flexible than Toll on customization
Moderate pricing premium over Highland
Shaddock Homes in Fields — Maximum Value
Best For: Space-prioritizing buyers wanting the most square footage per dollar at Fields
Strengths
Most affordable entry into Fields Frisco
100–200 more square feet than competitors at same price
Larger standard lot selections
Solid construction quality with name-brand materials
Considerations
Warranty response slower than Toll or Highland (30–90 days)
Finishes less refined than premium builders
Limited Brookside and Preserve presence
David Weekley in Fields — Energy Efficiency
Best For: Energy-conscious buyers wanting third-party verified performance and national builder reputation
Strengths
Superior energy efficiency (30–40% better than code)
Third-party verified performance
National builder consistency
Lower long-term utility costs
Considerations
East Village and limited phases only
Can feel more “corporate” than boutique Fields builders
Schools: Frisco ISD in Fields Frisco
All Fields Frisco residents are served by Frisco Independent School District, one of the top districts in Texas and the nation.
Frisco ISD Performance Statistics
Texas Education Agency Rating: A (Exemplary)
Graduation Rate: 97%
College Attendance Rate: 89%
Average SAT Score: 1185
AP Participation: 72% of students
Student-Teacher Ratio: 15:1
National Merit Scholars: 25–35 annually
Total Students: 65,000+
Schools Serving Fields Frisco
Elementary: Roxborough Elementary and expanding campuses as community grows
Middle School: Memorial Middle School (rated 9/10), Hunt Middle School (rated 9/10)
High School: Liberty High School (primary), Memorial High School
Liberty High School — Fields’ Primary High School
Overall Rating: 9/10
Graduation Rate: 98%
College Readiness: 87%
AP Participation: 72%
Athletics: Competitive across all varsity sports
Fine Arts: Award-winning programs
Fields Frisco Amenities Guide
HOA Fees by Village (2026)
Village | Monthly HOA | What It Covers |
East Village | $250–$350 | Common areas, trails, parks, basic amenities |
Brookside | $350–$450 | Enhanced maintenance, premium landscaping |
The Preserve | $450–$650 | Private gatehouse, extensive landscaping, premium upkeep |
Country Club Membership (Optional)
Initiation Fee: $50,000–$75,000 (one-time, varies by tier)
Monthly Dues: $800–$1,200
Food & Beverage Minimum: $150–$300/month
Benefits: Access to all four golf courses, clubhouse dining, fitness, tennis, swimming, social events, guest privileges
Investment Analysis
Fields Frisco Appreciation (2019–2025)
Fields homes have significantly outperformed other premier Frisco communities:
Community | 2019 Avg Price | 2025 Avg Price | Total Appreciation |
Fields Frisco | $875,000 | $1,920,000 | 119% |
The Grove Frisco | $625,000 | $1,180,000 | 89% |
Phillips Creek Ranch | $720,000 | $1,425,000 | 98% |
Starwood | $580,000 | $1,050,000 | 81% |
5-Year Projection (2026–2031)
Conservative (6–8% annually): $1,000,000 home → $1,360,000–$1,470,000 (+36–47%)
Moderate (8–10% annually): $1,000,000 home → $1,470,000–$1,610,000 (+47–61%)
Optimistic (10–12% annually): $1,000,000 home → $1,610,000–$1,760,000 (+61–76%)
Property Tax Calculations
Frisco Combined Tax Rate: 1.94%
Home Price | Annual Taxes | Monthly Escrow |
$700,000 | $13,580 | $1,132 |
$1,000,000 | $19,400 | $1,617 |
$1,500,000 | $29,100 | $2,425 |
$2,000,000 | $38,800 | $3,233 |
$3,000,000 | $58,200 | $4,850 |
Monthly Cost of Ownership
Home Price | Mortgage (20% down, 6.5%) | Taxes | HOA | Insurance | Total |
$700,000 | $3,540 | $1,132 | $300 | $275 | $5,247 |
$1,000,000 | $5,057 | $1,617 | $350 | $375 | $7,399 |
$1,500,000 | $7,586 | $2,425 | $400 | $525 | $10,936 |
$2,000,000 | $10,114 | $3,233 | $450 | $675 | $14,472 |
Note: Add optional country club dues ($800–$1,200/month) for complete cost picture.
Negotiation Strategies in Fields Frisco
Fields builders are firmer on pricing than typical DFW builders due to prestige positioning and strong demand. However, significant value can still be negotiated with the right approach.
Realistic Savings Expectations
Base Price Reductions: $10,000–$30,000 (1–3% typical)
Lot Premium Reductions: $15,000–$75,000 (most negotiable item)
Design Center Credits: $25,000–$100,000 (incentive packages)
Closing Cost Credits: $10,000–$25,000
Rate Buydowns: 2-1 or 1-0 programs common
Total Potential Savings: $60,000–$230,000 depending on price point
Builder-Specific Negotiation Tips
Toll Brothers
Price rarely discounted—focus on included upgrades and design credits
Lot premiums for non-golf, non-greenbelt lots are negotiable
End of quarter (March, June, September, December) creates best leverage
Model home releases: 10–20% below original pricing common
Package strategy: “Include outdoor kitchen + upgraded flooring + cover closing costs at this price”
Highland Homes
Most flexible overall in Fields—will negotiate price, lot, and closing costs
Package deals work well: negotiate all three components together
End of month pushes create good leverage
Competing builder offers are effective leverage tools
Service-focused culture makes them reasonable partners
Shaddock Homes
Most price-flexible builder in Fields
Lot premiums highly negotiable—start 25–30% below asking
Best leverage: inventory homes sitting 60+ days
End-of-month quota pressure creates deals
Volume builder mindset—they want to close
Landon Homes
Moderate flexibility overall
Design center inclusions more effective than base price reductions
Competing offers create urgency
Inventory homes provide best opportunity
Effective Scripts to Use
On lot premiums: “I’m comparing this greenbelt lot at $125,000 premium to a similar lot in Brookside at $85,000. Can you get to $100,000 to earn my business today?”
On package deals: “I’ll commit today without further negotiation if you include the $45,000 outdoor kitchen, cover $15,000 in closing costs, and hold the base price.”
On inventory homes: “This home has been available for 75 days. My offer is $35,000 below list with $15,000 closing costs—cash-equivalent terms with 30-day closing.”
How to Choose Your Village: The Decision Guide
Choose The Preserve If
Budget is $3,000,000+
Golf course frontage or large estate lots are desired
Extensive customization is a priority
Long-term ownership (15+ years) is planned
Prestige and exclusivity are primary motivations
Choose Brookside If
Budget is $1,500,000–$3,000,000
You have school-age children who need space to grow
Strong community feel matters
You want luxury without estate-level maintenance
Choose East Village If
Budget is $600,000–$1,200,000
You want Fields amenities and a prestigious address at an accessible price
Investment potential and appreciation matter
You prefer lower-maintenance home sizes
Choose Fields West (Coming 2026) If
Budget is $700,000–$1,500,000
You want first selection of lots in a new phase
You are comfortable with a 12+ month build timeline
Pre-construction pricing is attractive
Who Should Buy in Fields Frisco
Fields Is an Excellent Fit For
Corporate executives with $800,000+ budgets
Golf enthusiasts wanting daily course access
Families prioritizing Frisco ISD schools and master-planned amenities
Relocating executives from California, New York, and Northeast markets
International buyers seeking prestigious US luxury addresses
Investors with a long-term appreciation horizon
Empty nesters wanting resort lifestyle without custom estate maintenance
Fields May Not Be Right For
Buyers uninterested in golf or country club lifestyle
Buyers seeking maximum seclusion from resort activity
Buyers on very tight monthly budgets (HOA, taxes, optional dues add up)
Buyers wanting a quick, low-involvement purchase process
Relocation to Fields Frisco
California Relocators
$1,500,000 California home = $2,200,000+ Fields home
No state income tax saves $50,000–$165,000+ annually
Lot sizes are dramatically larger than California equivalents
Master-planned lifestyle aligns with California expectations
Frisco ISD compares favorably with top California districts
Northeast Relocators
$2,000,000 Connecticut/New York home = $2,800,000+ Fields home
Country club culture feels familiar
Golf is central to social and business networking
Income tax savings: $30,000–$133,000+ annually
Mild winters reduce seasonal costs
Corporate Relocation Packages
Many Fields buyers receive employer relocation assistance. A senior executive package ($150,000–$350,000) can cover:
Guaranteed home sale at current location
Full closing cost coverage
Moving expenses
Temporary housing for 60–90 days
Tax gross-up on relocation benefits
Frequently Asked Questions
Is Fields Frisco worth the premium over other Frisco communities?
For the right buyer, yes. Fields has appreciated 119% since 2019 vs. 81–98% for comparable Frisco communities. The PGA brand, Omni Resort, and championship golf courses create a permanently differentiated asset.
Do I have to join the country club?
No—membership is optional. Most residents join for access to all four courses, clubhouse dining, fitness, and social programming. Omni dining and spa are accessible as a resort guest, but golf access requires membership.
Which village has the best investment potential?
East Village typically shows the strongest percentage appreciation due to lower entry price and high demand. The Preserve often delivers the strongest absolute dollar appreciation.
Can I negotiate builder prices in Fields?
Yes. Realistic total savings range from $60,000–$230,000 through combined lot premium reductions, design credits, closing cost support, and occasional base adjustments. Inventory homes and end-of-quarter timing provide the strongest leverage.
What is the construction timeline in Fields?
To-be-built homes typically take 9–12 months (Toll Brothers often longer). Quick move-in inventory typically closes in 30–90 days. Plan 10–14 months total from contract to move-in for a build.
How do I choose between builders in Fields?
Toll Brothers: Quality + customization
Highland Homes: Service + value
Landon Homes: Design + finishes
Shaddock Homes: Space + affordability
David Weekley: Energy efficiency + consistency
Expert Guidance for Fields Frisco Buyers
Fields Frisco’s complexity—four villages, multiple builders, lot premium strategies, club memberships, and Frisco ISD nuances—requires specialized expertise to navigate effectively.
As a CRS-certified (Top 3% of Realtors nationally) and GRI-designated luxury new construction specialist recognized as D Magazine Best Realtor in 2020, 2023, and 2024, I provide:
Village selection guidance matched to your budget and priorities
Builder comparisons based on direct experience
Lot selection strategy maximizing long-term value
Negotiation expertise (typical Fields savings: $85,000–$185,000)
Construction monitoring and milestone management
Design center strategy to protect your upgrade budget
Relocation coordination for out-of-state buyers
Complete buyer representation at no cost to you
View full credentials: https://www.nitinguptadfw.com/dallas-realtor-designations
Client Reviews
Fields Frisco Video Tours
Additional Community Resources
Frisco New Construction & Communities: https://www.nitinguptadfw.com/frisco-realtor-new-homes-real-estate
Prosper Luxury Communities: https://www.nitinguptadfw.com/prosper-real-estate
Celina New Construction Value: https://www.nitinguptadfw.com/celina-real-estate
McKinney Real Estate: https://www.nitinguptadfw.com/mckinney-real-estate
Flower Mound Luxury Estates: https://www.nitinguptadfw.com/flower-mound-real-estate-home-realtor
Southlake Premier Luxury: https://www.nitinguptadfw.com/southlake-homes-for-sale-real-estate
Schedule Your Fields Frisco Consultation
Phone: 469-269-6541
Email: nitin@nitinguptadfw.com
Call us at 469-269-6541 for more information about Frisco real estate!
FIND A LUXURY HOME IN FRISCO, TEXAS WITH NITIN GUPTA, BROKER ASSOCIATE, REALTOR®.
When purchasing a luxury home in Frisco, Texas, it’s essential to consider factors such as location, architectural style, security, and amenities to ensure the home meets both lifestyle and investment needs. By selecting a property in a prestigious neighborhood with numerous amenities and security measures, buyers can ensure they’re making a valuable and rewarding investment in the vibrant Frisco market.
For those looking to invest in luxury homes in Frisco, Texas, Nitin Gupta is an expert real estate professional ready to assist. Known for his extensive experience, market insights, and numerous awards, he is committed to finding his clients the best properties in the area.
Contact Nitin Gupta at 469-269-6541 or send a message today to explore exclusive listings and secure your ideal luxury residence in one of Frisco's elite communities.
