Timber Creek, McKinney TX: Two Markets Under One Name, From the $400,000s to $900,000

Timber Creek is a master-planned community in north McKinney, Texas, planned for roughly 576 homes across several neighborhoods, served by McKinney ISD and surrounded by parks and trails. It is also two distinct markets sharing a name: established phases built between about 2005 and 2018, where homes of 1,527 to 3,388 square feet have closed in the $389,000 to $649,000 range with a median near $425,000, and current Drees Custom Homes construction of 2,445 to 3,841 square feet priced from about $549,900 to $899,990. Confusing the two produces a badly wrong number in either direction. Nitin Gupta, CRS, GRI, Broker Associate with Competitive Edge Realty, represents buyers and sellers here and across McKinney. Call 469-269-6541 or contact Nitin to start with a conversation.

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The established phases and the new sections are not comparable

The established neighborhood spans Timber Creek Phase I, Phase 3, Phase 4 and related sections on streets including Hickory Bend Trail, Ironbark Way, River Bend Street, Oak Blossom Drive, Ever Birch Way and Foxfield Trail. Homes there date from roughly 2005 to 2018, run about 1,527 to 3,388 square feet with three to five bedrooms, and have traded at a median near $424,999 at about $183 per square foot, with current listings around $425,000 to $475,000.

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The current construction by Drees Custom Homes offers ten to thirteen plans from 2,445 to 3,841 square feet, published from $549,900, with recent homes on Cone Flower Street and Davis Meadow Drive at $824,990 and $849,990 and a community range reaching about $899,990. Highland Homes also built an Artisan Series on 50-foot lots here, now sold out.

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A buyer searching "Timber Creek McKinney" will see both sets of prices and may conclude the market is volatile. It is not. These are different products built more than a decade apart. Before using any listing or sale as a comparable, check the subdivision field and the year built. Descriptions still circulating that price Timber Creek "from the $300s to the mid $400s" describe the original builder offering from years ago, not today's new construction.

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Schools: McKinney ISD, with campuses named

Timber Creek is served by McKinney ISD, with published sources naming Naomi Press Elementary, Scott Morgan Johnson Middle School and McKinney North High School. Builder material has also referenced a future on-site elementary school as planned.

Two things to verify: the current assigned campuses for the specific address, in writing from the district, and the status of any planned on-site school, since that reference has appeared in marketing for several years. A planned campus is not a committed campus until the district says so, and school plans affect both daily logistics and value. Compare districts with the DFW school district ratings guide.

The parks and trails are the community's real selling point

Timber Creek sits within walking distance of two city parks offering play structures, picnic areas, camping sites, fishing ponds and a seven-mile hike and bike trail. Community amenities have included a pool and playground, a fire pit, a pond with a gazebo, walking trails and a bike path.

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That combination, city park and trail access on foot rather than by car, is unusual in north McKinney and is the reason many buyers choose it. Confirm which community amenities are complete and maintained, and walk the connection from the specific home to the park and trail rather than assuming it from a map

 

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HOA figures vary, which usually means more than one association

Published association figures for Timber Creek include an annual figure of $828 alongside a range of roughly $250 to $435. A spread like that normally reflects different phases or sections carrying different assessments, which is common in a community built in stages over nearly two decades.

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Establish which association governs the specific home, the current assessment and billing frequency, what it covers, the architectural guidelines, recent budgets and the reserve position. Also confirm with the Collin Central Appraisal District which entities tax the lot, the combined rate, and whether any municipal utility district or public improvement district assessment applies, since neither figure is consistently published for this community. Read the HOA resale certificate guide and the MUD vs. PID guide.

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Check the ZIP code on anything you read

The Drees sales address for Timber Creek is published in the 75070 ZIP code while homes in the community carry 75071 addresses. That inconsistency shows up across portal pages and can scatter search results. When pulling comparable sales, filter by subdivision name and phase rather than by ZIP.

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What to check, depending on which Timber Creek you buy

On an established home from 2005 to 2018, major systems are reaching or past first replacement at the older end: roof, HVAC, water heater, windows, fencing and pool equipment where present, plus foundation performance and drainage. Ask what has been replaced and when.

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On new construction, you are signing a builder contract rather than the standard Texas promulgated form, with the builder's own terms on deposits, timelines, change orders and delays. Lot position is the decision you cannot revisit: what backs the lot, how close it sits to the park connection or a main road, and what remains to be built nearby. Read who represents you at a Texas model home, learn how new construction buyer representation works, and read about the Texas option period.

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Location

Timber Creek sits in north McKinney near US-75 and US-380, roughly five minutes off the interstate, with historic downtown McKinney close for shops, restaurants and events, and Frisco reachable to the west. Drive your own commute at the hours you would travel before committing.

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Comparing Timber Creek with other McKinney communities

Within McKinney ISD, Painted Tree offers roughly 1,100 acres with extensive trails and no MUD or PID, Trinity Falls is a large master plan with a MUD, Ridgeline runs from townhomes to estates across seven builders, and Pecan Hill is a 64-home community with a published tax rate. Buyers who would consider another district should look at Highland Lakes, Aster Park and Eliana, all McKinney-addressed and in Prosper ISD. Timber Creek's distinguishing feature is walkable park and trail access. See top DFW master-planned communities.

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Selling a home in Timber Creek

Comparable selection decides the outcome here more than in most communities, because the name covers two decades of construction and a $500,000 price span. An established-phase home priced against new Drees inventory will sit; a newer home priced against the established median will leave money behind. Work from the same phase, era and size. State the phase, the year built, the HOA assessment and the McKinney ISD campuses plainly in the listing. See the seller marketing plan and seller services, or learn about landlord leasing services if you plan to rent the home out.

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Timber Creek FAQs

What do homes cost in Timber Creek?

It depends which part. Established phases built between about 2005 and 2018 have closed between roughly $389,000 and $649,000 with a median near $424,999 at about $183 per square foot. Current Drees construction is published from $549,900 with homes reaching about $899,990.

Who builds in Timber Creek?

Drees Custom Homes is the active builder, with ten to thirteen plans from 2,445 to 3,841 square feet. Highland Homes built an Artisan Series on 50-foot lots here, now sold out. The master plan is for roughly 576 homes.

What schools serve Timber Creek?

McKinney ISD, with published sources naming Naomi Press Elementary, Scott Morgan Johnson Middle School and McKinney North High School. A future on-site elementary has been referenced in builder material; confirm its status and the current assignment with the district.

What are the HOA dues?

Published figures include an annual amount of $828 and a range of roughly $250 to $435, which normally reflects different phases carrying different assessments. Confirm which association governs the specific home and what the assessment covers.

What amenities does Timber Creek have?

Walking distance to two city parks with play structures, picnic areas, camping sites, fishing ponds and a seven-mile hike and bike trail, plus community amenities that have included a pool and playground, a fire pit, a pond with gazebo, walking trails and a bike path.

Why do Timber Creek prices vary so much online?

Because the name covers established phases from 2005 to 2018 and current new construction. Those are different products built more than a decade apart. Check the subdivision field and year built before using any comparable.

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Work With Nitin Gupta in McKinney

Nitin Gupta is a Broker Associate with Competitive Edge Realty with 480+ closed DFW transactions, 13 professional designations including CRS and GRI, and D Magazine Best REALTOR® recognition in 2020, 2023 and 2024. He serves clients in English, Hindi, Punjabi, Urdu and Gujarati. Read client reviews, see recent closings, or watch home tours on his YouTube channel.

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If Timber Creek is on your list, tell Nitin your target move date, whether you want an established home or new construction, the square footage you need and your price range, and he will tell you which phase fits and what the real comparable set looks like.

Updated September 2026.