Plano TX Home Prices & Commission Data 2026
Plano is a city in Collin County, Texas, located approximately 20 miles north of Dallas within the Dallas-Fort Worth-Arlington metropolitan statistical area. With a population exceeding 290,000 according to the U.S. Census Bureau, Plano ranks as one of the largest cities in the DFW metroplex and one of the most affluent suburban markets in the state. The city spans roughly 72 square miles and is bordered by Frisco to the north, Richardson to the south, Allen to the northeast, and Carrollton to the west.
Key Takeaways
Plano's median home price of $485,000 positions it as a premium Collin County market with strong commission potential for farming agents
4,200+ annual residential transactions generate an estimated $60 million commission pool according to North Texas Real Estate Information Systems (NTREIS)
Corporate relocations from Toyota, Capital One, and JPMorgan Chase continue driving demand in the $400K-$700K price segment
Owner-occupancy rates near 58% create a balanced farming environment across established and new-construction neighborhoods
Agents using the US Tech Automations platform report 40% faster response times to new listing alerts in high-velocity DFW submarkets
Plano Home Price Analysis by Neighborhood
Understanding Plano's price stratification is essential for agents building a geographic farm. According to NTREIS data, Plano's housing stock spans a wide range from entry-level condominiums near US-75 to estate-class properties in West Plano's gated communities.
| Neighborhood/Area | Median Price | Price/Sq Ft | Avg Days on Market | Annual Sales Volume |
|---|---|---|---|---|
| West Plano (Legacy/Willow Bend) | $625,000 | $215 | 28 | 680+ |
| East Plano (K Avenue corridor) | $365,000 | $175 | 22 | 890+ |
| Central Plano (Spring Creek) | $445,000 | $190 | 31 | 720+ |
| North Plano (Stonebriar area) | $520,000 | $205 | 35 | 540+ |
| Old Plano Historic District | $490,000 | $225 | 19 | 280+ |
| Plano condos/townhomes | $285,000 | $195 | 24 | 650+ |
How do Plano home prices compare to neighboring Collin County cities? According to Zillow Home Value Index data, Plano's $485,000 median sits between Frisco's $565,000 and Richardson's $405,000. This mid-premium positioning creates a unique advantage for farming agents — buyers often graduate from Richardson into Plano, and Plano sellers frequently upgrade to Frisco's newer inventory.
Plano agents farming the West Plano corridor can expect average commission checks of $18,750 per transaction at a 3% rate, with top producers closing 8-12 transactions annually from a single 500-home farm according to industry benchmarks from the National Association of Realtors.
The price appreciation trajectory matters for farming strategy. According to the Texas Real Estate Research Center at Texas A&M University, Plano home values appreciated 4.2% year-over-year through Q3 2025, outpacing the national median of 3.8%. This sustained appreciation makes long-term farming particularly attractive — agents who establish farm presence today benefit from rising commission amounts as property values climb.
Commission Structure and Agent Earnings Analysis
Plano's commission landscape reflects its position as a mature, high-volume suburban market. According to NTREIS transaction records, the typical commission structure in Collin County ranges from 2.5% to 3% for buyer agents and 2.5% to 3% for listing agents, though competitive pressure from discount brokerages has compressed some transactions to 2% on the listing side.
| Price Segment | Commission Rate | Avg Commission | Monthly Farm Transactions | Monthly Revenue Potential |
|---|---|---|---|---|
| Under $350K | 3.0% | $10,500 | 2.1 | $22,050 |
| $350K-$500K | 3.0% | $12,750 | 1.8 | $22,950 |
| $500K-$750K | 2.75% | $17,188 | 1.2 | $20,625 |
| $750K-$1M | 2.5% | $21,875 | 0.6 | $13,125 |
| Over $1M | 2.5% | $31,250 | 0.3 | $9,375 |
What commission can a Plano farming agent realistically earn? According to NAR's 2025 Member Profile, the median gross income for Texas real estate agents was $54,300. However, agents with established geographic farms in Collin County consistently outperform this benchmark. A well-executed 500-home farm in West Plano's $600K+ neighborhoods could generate $75,000-$150,000 annually based on the area's 7.8% annual turnover rate according to local MLS data.
The commission pool calculation reveals Plano's farming potential:
| Metric | Value | Source |
|---|---|---|
| Total residential transactions (2025) | 4,280 | NTREIS |
| Average sale price | $497,000 | NTREIS |
| Average total commission rate | 5.5% | Local market survey |
| Total commission pool | $116.8 million | Calculated |
| Active licensed agents in Plano | ~1,850 | TREC |
| Commission per agent (if equal split) | $63,135 | Calculated |
| Top 20% agent commission (est.) | $158,000+ | NAR benchmarks |
The $116.8 million annual commission pool in Plano is concentrated among approximately 370 top-performing agents who control roughly 80% of transaction volume, according to patterns reported by the Texas Association of Realtors.
How does automation affect commission capture in Plano? Agents using the US Tech Automations platform can set up automated listing alert workflows that trigger personalized outreach within minutes of new MLS entries. In a market where average days on market is just 28 days in West Plano, speed-to-lead directly correlates with commission capture rate.
Price Trends and Market Velocity
Plano's market velocity varies significantly by price segment and geography. According to NTREIS monthly reports, the absorption rate citywide stands at 2.1 months of inventory — firmly in seller's market territory. However, the luxury segment above $1 million carries 4.8 months of inventory, creating a more balanced dynamic for high-end farming.
| Quarter | Median Price | YoY Change | Inventory (Months) | New Listings |
|---|---|---|---|---|
| Q1 2025 | $472,000 | +3.8% | 2.4 | 1,180 |
| Q2 2025 | $491,000 | +4.5% | 1.9 | 1,350 |
| Q3 2025 | $498,000 | +4.2% | 2.0 | 1,210 |
| Q4 2025 | $485,000 | +3.1% | 2.3 | 980 |
What price trends should Plano farming agents watch in 2026? According to the Texas Real Estate Research Center, Collin County's new housing permits declined 8% in 2025, which historically precedes 6-12 months of price acceleration in resale markets. Agents farming established neighborhoods in Central and West Plano should expect median prices to push past $500,000 by mid-2026.
The seasonal pattern is critical for farming timing:
January-February. Listing inventory at annual low. Farm outreach should focus on "thinking of selling" messaging to capture early spring listings.
March-April. Transaction velocity peaks. Automated market update campaigns via US Tech Automations workflows ensure farm contacts receive timely comparables.
May-June. Highest median prices of the year. Commission per transaction peaks during this window.
July-August. Family-driven transactions dominate as buyers target school-year moves. Plano ISD boundary information becomes a powerful farming tool.
September-October. Market moderates. Price reductions increase 15-20% according to NTREIS. Farming agents pivot to buyer-focused messaging.
November-December. Lowest transaction volume but highest motivation among active sellers. Holiday-themed farming touches maintain visibility.
Plano's spring selling season (March-June) accounts for 42% of annual transaction volume according to NTREIS historical data, making Q1 farm preparation the most critical investment period for agents targeting this market.
Corporate Relocation Impact on Plano Prices
Plano's home price dynamics cannot be separated from its corporate ecosystem. According to the Plano Economic Development Department, the city hosts 24 corporate or regional headquarters including Toyota Motor North America, Capital One, Liberty Mutual, JPMorgan Chase, Frito-Lay, and Boeing Global Services.
| Company | Estimated Employees (Plano) | Avg Household Income | Housing Impact Zone |
|---|---|---|---|
| Toyota Motor North America | 5,500+ | $145,000 | West Plano/Legacy |
| Capital One | 4,200+ | $125,000 | North Plano/Stonebriar |
| JPMorgan Chase | 3,800+ | $135,000 | West Plano/Willow Bend |
| Liberty Mutual | 3,200+ | $110,000 | Central Plano |
| Frito-Lay (PepsiCo) | 2,800+ | $95,000 | East Plano/Legacy |
| Boeing Global Services | 1,500+ | $155,000 | West Plano |
How do corporate relocations affect farming strategy in Plano? According to the Dallas Regional Chamber, DFW attracted 119 corporate relocations or expansions in 2025, the highest in the nation. Each major relocation creates a demand pulse — when Toyota completed its Legacy campus, West Plano home prices surged 12% within 18 months according to local appraisal data.
For farming agents, this means tracking corporate announcements is as important as tracking MLS data. US Tech Automations workflows can integrate corporate news monitoring with automated drip campaigns, ensuring your farm contacts hear about expansion announcements from you first — positioning you as the neighborhood market expert.
Plano vs. DFW Competitors: Price Positioning
Understanding where Plano fits in the DFW pricing hierarchy helps agents craft effective farming messages. According to NTREIS comparative data:
| City | Median Price | Price/Sq Ft | Avg Lot Size | School Rating |
|---|---|---|---|---|
| Plano | $485,000 | $195 | 0.22 acres | A (Plano ISD) |
| Frisco | $565,000 | $200 | 0.20 acres | A (Frisco ISD) |
| Allen | $455,000 | $180 | 0.25 acres | A (Allen ISD) |
| McKinney | $440,000 | $175 | 0.28 acres | A (McKinney ISD) |
| Richardson | $405,000 | $185 | 0.18 acres | A (Richardson ISD) |
| Carrollton | $395,000 | $170 | 0.20 acres | B+ (LISD/CFBISD) |
This price positioning creates natural farming narratives: Plano offers superior lot sizes versus Richardson, better established infrastructure versus Frisco, and comparable schools to Allen at a slight premium that buyers accept for proximity to the Legacy business corridor.
Automation Platform Comparison for Plano Agents
Selecting the right automation platform directly impacts farming ROI in a high-velocity market like Plano. Here's how the leading platforms compare for DFW-specific farming needs:
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| DFW MLS integration speed | Real-time | 15-min delay | 15-min delay | 30-min delay | Manual |
| Farm zone geofencing | Yes | Limited | No | Yes | No |
| Automated market reports | AI-generated | Template-based | Template-based | AI-generated | No |
| Corporate relocation alerts | Yes | No | No | No | No |
| Multi-touch farming sequences | 12+ channels | 4 channels | 5 channels | 3 channels | 6 channels |
| Cost per farm contact/month | $0.35 | $0.55 | $0.65 | $0.45 | $0.40 |
| ROI tracking to closing | Full attribution | Partial | Partial | Lead-only | CRM-only |
| Farming-specific score | 9.2/10 | 7.5/10 | 6.8/10 | 7.0/10 | 6.5/10 |
Why does real-time MLS integration matter for Plano farming? In a market where 23% of homes sell within the first week according to NTREIS, a 15-30 minute delay in listing alerts means your farm contacts may hear about new inventory from a competing agent first. The US Tech Automations platform eliminates this gap with real-time NTREIS data feeds.
Tax and Cost Analysis for Plano Homeowners
Property taxes are a critical farming conversation topic in Texas, where there is no state income tax but property tax rates are among the highest in the nation. According to the Collin County Appraisal District:
| Tax Component | Rate (per $100 valuation) | Annual Cost ($485K home) |
|---|---|---|
| Plano ISD | $1.2027 | $5,833 |
| Collin County | $0.1488 | $722 |
| City of Plano | $0.4476 | $2,171 |
| Collin County Community College | $0.0813 | $394 |
| Total | $1.8804 | $9,120 |
What are the true carrying costs for Plano homeowners? According to the Texas Comptroller's office, the average Plano homeowner pays $9,120 annually in property taxes on a $485,000 home. Combined with HOA fees averaging $125/month in master-planned communities and insurance costs of approximately $2,400/year according to the Texas Department of Insurance, total annual carrying costs reach $12,920-$14,400.
This tax burden becomes a farming talking point — agents who can articulate homestead exemption strategies, protest timelines, and over-65 freezes position themselves as trusted advisors. Automated tax-date reminder campaigns through US Tech Automations ensure you reach homeowners before critical deadlines like the May 15 protest filing date.
| Exemption Type | Savings Estimate | Eligibility |
|---|---|---|
| Homestead exemption | $800-$1,200/year | Primary residence |
| Over-65 exemption | $1,500-$2,500/year | Age 65+ |
| Disability exemption | $1,500-$2,500/year | Qualifying disability |
| Veteran exemption | $500-$12,000/year | Varying disability rating |
Building a Plano Farm: Step-by-Step Automation Workflow
For agents ready to establish or optimize a geographic farm in Plano, this workflow leverages automation to maximize ROI on every farming dollar:
Define your farm boundaries using MLS polygon tools. Select 400-600 homes within a cohesive neighborhood — West Plano's Willow Bend area or the Old Plano Historic District are ideal starting points with their $490K-$625K medians and 7-8% annual turnover.
Build your farm database from public records. Pull owner names, purchase dates, and assessed values from the Collin County Appraisal District. Import this data into your CRM — the US Tech Automations platform can automate this import and enrich records with demographic data.
Segment contacts by likelihood to transact. Homeowners who purchased 5-7 years ago with significant equity gains are your highest-priority targets. According to NAR, the median tenure for Texas homeowners is 8 years, making the 5-7 year cohort statistically most likely to list.
Launch a multi-channel farming sequence. Coordinate direct mail, email, and social media touches on a 21-day cycle. Each touch should deliver genuine market value — comparable sales, tax protest deadlines, or corporate expansion news that affects their home value.
Automate listing alert delivery. Configure instant notifications for new listings, price changes, and sold properties within your farm zone. Speed matters — according to NTREIS, Plano homes that receive multiple offers within 48 hours sell for 3.2% above list price.
Create automated market reports. Monthly or quarterly market reports establish expertise. Include median price trends, days-on-market shifts, and inventory levels from NTREIS data specific to your farm zone.
Set up anniversary and milestone triggers. Automated outreach on purchase anniversaries, home value milestones, and community events maintains top-of-mind awareness without manual tracking.
Track attribution through the closing. Every touch, click, and response should flow into a centralized dashboard. The US Tech Automations platform provides full-funnel attribution from first farm touch through closing, allowing you to calculate true cost-per-acquisition and optimize spend.
Analyze and iterate quarterly. Review which channels drive the most listing appointments. According to NAR research, direct mail combined with digital retargeting produces 23% higher response rates than either channel alone.
Scale to adjacent farm zones. Once your primary farm generates consistent closings (typically 6-12 months), expand to adjacent neighborhoods. Plano's grid-like geography makes expansion natural — a West Plano agent can extend north toward Stonebriar or south toward Spring Creek.
Frequently Asked Questions
What is the average commission rate for real estate agents in Plano, TX?
The average commission rate in Plano ranges from 2.5% to 3.0% per side according to NTREIS transaction data. At the citywide median price of $485,000, this translates to $12,125-$14,550 per transaction before brokerage splits. Luxury properties above $750,000 often negotiate slightly lower rates of 2.25-2.5% according to local market surveys.
How many homes sell annually in Plano?
According to NTREIS, Plano recorded 4,280 residential closings in 2025 across all property types. Single-family detached homes accounted for approximately 3,100 of these transactions, with condominiums, townhomes, and duplexes comprising the balance. The spring season (March-June) captures 42% of annual volume.
Which Plano neighborhoods have the highest turnover rate for farming?
East Plano neighborhoods near K Avenue and Jupiter Road show the highest turnover rates at approximately 9.5% annually according to MLS historical data, driven by a younger demographic and more affordable entry points. Old Plano Historic District also shows elevated turnover at 8.8%, partially due to investor activity and renovation-flip cycles.
How does Plano ISD ranking affect home prices?
Plano ISD's consistent "A" rating from the Texas Education Agency supports a measurable price premium. According to a Texas A&M Real Estate Center analysis, homes within Plano ISD boundaries command 6-9% higher prices compared to equivalent properties in adjacent districts with lower ratings. This premium is most pronounced in the $350K-$550K family-buyer segment.
What is the price per square foot trend in Plano?
According to NTREIS, Plano's median price per square foot increased from $178 in 2023 to $195 in 2025, representing a 9.6% gain over two years. West Plano commands the highest price per square foot at $215, while East Plano averages $175 per square foot. New construction in the Stonebriar area averages $210 per square foot.
How much should a Plano farming agent invest monthly in marketing?
According to NAR's marketing expenditure guidelines, agents farming a 500-home zone should budget $1.50-$3.00 per household per month for multi-channel outreach. In Plano, this translates to $750-$1,500 monthly. At the average commission of $14,550 per closing, an agent needs just one farm-sourced closing every 10-20 months to achieve positive ROI.
What impact do Texas property taxes have on Plano home affordability?
Plano's effective property tax rate of 1.88% significantly affects monthly carrying costs. According to the Collin County Appraisal District, a homeowner with a $485,000 assessed value pays approximately $760/month in property taxes alone. This makes homestead exemption education a powerful farming touchpoint for agents serving this market.
Are Plano home prices expected to rise or fall in 2026?
According to the Texas Real Estate Research Center, Collin County home prices are projected to appreciate 3.5-4.5% in 2026, driven by continued corporate relocations, limited resale inventory (2.1 months), and an 8% decline in new construction permits. The $400K-$600K segment is expected to see the strongest appreciation due to concentrated corporate buyer demand.
How does Plano compare to Frisco for real estate farming potential?
Plano offers a more mature market with established turnover patterns (7.8% annual turnover versus Frisco's 6.2% according to NTREIS) and a larger transaction pool (4,280 vs. 3,100 annual closings). Frisco offers higher median prices ($565K vs $485K) but more competition from new-construction builders who capture first-time buyers before resale agents can engage.
What CRM features matter most for Plano farming agents?
According to agent surveys by the Texas Association of Realtors, the top CRM features for geographic farming are automated listing alerts (ranked #1 by 78% of respondents), market report generation (64%), multi-channel campaign coordination (58%), and transaction attribution tracking (52%). The US Tech Automations platform addresses all four with specific farming workflows designed for DFW's competitive landscape.
Conclusion: Maximizing Your Plano Farming Investment
Plano's $116.8 million annual commission pool represents one of the richest farming opportunities in the DFW metroplex. With 4,280 annual transactions, a $485,000 median price, and sustained corporate-driven demand, agents who establish a systematic farming presence in Plano position themselves for long-term income growth.
The key differentiator in 2026 is automation. Manual farming — printing mailers on your home printer, hand-addressing envelopes, and tracking contacts in spreadsheets — simply cannot compete in a market where homes sell in 22-35 days. Agents leveraging the US Tech Automations platform gain real-time listing intelligence, automated multi-touch campaigns, and full attribution tracking that transforms farming from a cost center into a predictable revenue engine.
Start with a 500-home farm in West Plano or Old Plano, invest $1,000-$1,500 monthly in coordinated outreach, and let automation handle the timing and tracking. Within 12 months, your farm should generate 3-5 closings annually — $43,000-$72,000 in gross commission from a single neighborhood.
About the Author
Helping real estate agents leverage automation for geographic farming success.
