Kings Ridge

Architecture & Design

Kings Ridge showcases an eclectic mix of luxury architectural styles—Texas Traditional estates, Mediterranean villas, English Tudor manors, and transitional designs. It's one of the few Plano neighborhoods where you'll see EIFS stucco-style homes, creating visual variety that distinguishes it from cookie-cutter subdivisions.

Multiple premium builders (David Weekley Homes, Toll Brothers, Sotherby Homes, Oakley Custom Homes, Grand Homes) contributed to the community's development, each bringing their signature styles and quality standards. This builder diversity means no two streets look identical—a feature residents appreciate.

Homes feature early 2000s luxury hallmarks: soaring ceilings, open floor plans, chef's kitchens, dramatic facades with stone veneer and bay windows, and long driveways leading to oversized garages. Many properties include resort-style backyards with pools, spas, outdoor kitchens, and professionally landscaped gardens designed for year-round Texas outdoor living.

What $817,500 Gets You (Median Price)

At the 2025 median, buyers typically find:

• 3,500-4,000 sq ft of living space

• 4-5 bedrooms, 3-4 bathrooms

• Quarter-acre+ lot with mature landscaping

• Two-story traditional or Mediterranean design

• Updated kitchen with granite/quartz, stainless appliances

• Master suite with spa bath

• Game room or media room

• 3-car garage

• 50% of homes have a pool

Price Bands & Buyer Segments

Entry Tier ($620K-$750K):
Smaller footprint homes (2,500-3,200 sq ft), often needing cosmetic updates. Attracts first-time luxury buyers, young families upgrading from mid-market Plano neighborhoods.

Core Market ($750K-$1M):
The sweet spot representing 60-70% of inventory. Well-maintained 3,500-4,500 sq ft homes, many with pools. Target buyer: established professionals, corporate relocations, families prioritizing schools and community.

Upper Tier ($1M-$1.4M):
Estate homes (4,500-6,000+ sq ft), premium lots, extensive upgrades, resort-style outdoor living. Appeals to executives, entrepreneurs, empty-nesters wanting single-story luxury.

Luxury ($1.4M+):
Rare inventory—custom estates on oversized lots, some approaching 8,000 sq ft. Competes with newer custom communities like nearby Bluff Hollow (starting $1.8M) but offers established charm and better value per square foot.

Unique Situation: Kings Ridge is part of Lewisville ISD despite the Plano address. This reflects the neighborhood's Denton County location at Plano's western edge.

School Assignments

Tom Hicks Elementary (Frisco location, opened 2014, 4 miles, 9 min)
Newer campus with strong STEM programming and active parent engagement

Arbor Creek Middle School (Carrollton, 7 miles, 13 min)
Well-regarded LISD campus with robust electives, advanced band/orchestra, competitive athletics

Hebron High School (Carrollton, 5 miles, 11 min)
Competes academically and athletically with Plano's top high schools. Known for award-winning fine arts (theater, band), competitive sports, solid college prep coursework.

The LISD vs PISD Question - Detailed Answer

Some buyers initially expect Plano ISD (especially Plano West High School) and discovering LISD assignment gives pause. Here's the practical reality:

Academic Quality: Hebron's performance metrics (test scores, AP participation, college readiness) track closely with Plano's top high schools. Both districts are highly rated.

Class Sizes: LISD zoning sometimes results in slightly smaller class sizes than PISD's most crowded campuses - a benefit for some families.

Athletic/Fine Arts: Hebron's programs are competitive with any PISD school. Students don't miss opportunities in sports, theater, or music.

Social Networks: Kings Ridge students attend school with peers from other nearby luxury neighborhoods (Shoal Creek, Normandy Estates), creating cohesive social environment.

Property Taxes: Denton County vs Collin County tax rates are comparable; LISD rates aren’t meaningfully different.

Resale Impact: LISD assignment hasn't hindered Kings Ridge appreciation or market velocity (97.4% sold-to-list, 21-day median DOM). Buyers do their research, and those who prefer LISD (smaller classes, different culture) sometimes choose Kings Ridge specifically for this reason.

Private School Access:
The location offers convenient 15-20 minute access to numerous private schools including Covenant Christian Academy, Trinity Christian Academy, Shelton School, Providence Christian School, and Legacy Preparatory Christian Academy.

Management: RealManage (Plano-based professional management)
Governance: Resident-elected Board of Directors
Annual Dues: $1,000/year (~$80/month)

What's Covered:

• Common area maintenance (ponds, fountains, greenbelts, entry monuments)

• Landscaping and tree care

• Professional management services

• Community events and programming

• Insurance and reserves

Contact:
Website: kingsridgehoa.net
Email: KinRidge@CiraMail.com
Board meetings: Monthly at local library (open to residents)

Rules & Restrictions - Complete Details

Architectural Control Committee (ACC):
Reviews and approves exterior modifications. Homeowners must submit requests for:

• Exterior paint or material changes

• Fence installation or replacement

• Pool or spa construction

• Patio covers and outdoor structures

• Major landscaping modifications

• Roof replacements (color approval)

ACC typically responds within 30 days. Guidelines prevent value-diminishing projects while allowing reasonable personalization.

What's Prohibited:

• Commercial use of residential properties

• Above-ground pools

• RV/boat parking in driveways (extended)

• Unmaintained or deteriorating structures

• Unsightly storage visible from street

What's Required:

• Lawn maintenance (mowed, green)

• Property upkeep to community standards

• Trash can storage (not visible from street)

• Prior approval for exterior changes

Enforcement:
HOA issues courtesy notices for violations with 14-30 days for correction. Persistent violations can result in fines ($50-$500) or legal action, but association prefers cooperative resolution.

Pets:
Pet-friendly with no HOA breed restrictions or limits beyond City of Plano ordinances (leash laws, waste cleanup). Most homes have fenced backyards. Note: Active wildlife (bobcats, coyotes) in creek areas—keep cats indoors and supervise small dogs at dawn/dusk.

Short-Term Rentals:
Prohibited. City of Plano does not permit short-term rentals of single-family homes.What's Nearby - Complete Guide

Corporate Centers:

• Legacy West / Legacy Business Park: 2.5 miles, 8 min

• Toyota North America HQ: 3 miles, 8 min

• JPMorgan Chase: 3 miles, 9 min

• PepsiCo / Frito-Lay: 2.5 miles, 7 min

• Frisco Hall Park: 5 miles, 12 min

• DFW Airport: 18 miles, 20 min

• Downtown Dallas: 23 miles, 30 min

Shopping & Dining:

• Grandscape (The Colony): 1.8 miles, 5 min

• Legacy West: 2.5 miles, 8 min

• Stonebriar Centre (Frisco): 3.5 miles, 8 min

Grocery:

• Kroger: 3 miles, 8 min

• H-E-B: 4 miles, 10 min

• Costco: 3 miles, 7 min

Parks & Recreation:

• Sunset Park: 1 mile (nearly walkable)

• Arbor Hills Nature Preserve: 3 miles, 7 min

Shopping & Dining

Grandscape (1.8 miles, 5 min):
The Colony's 400+ acre development: Nebraska Furniture Mart, Scheels sporting goods, restaurants (Seven Doors, Hard Eight BBQ, Truck Yard), outdoor concerts, Ferris wheel.

Legacy West (2.5 miles, 8 min):
Upscale dining (Del Frisco's Grille, Sixty Vines, True Food Kitchen), boutique shopping (Kendra Scott, Peloton, Bonobos), Legacy Food Hall, vibrant urban village atmosphere.

The Shops at Legacy (3 miles, 10 min):
Original Legacy development with established restaurants, entertainment, office towers.

Stonebriar Centre (3.5 miles, 8 min):
Frisco's anchor mall with Nordstrom, Macy's, Dick's Sporting Goods, 150+ retailers.

Recreation & Parks

Arbor Hills Nature Preserve (3 miles, 7 min):
200-acre sanctuary with paved/unpaved trails, scenic overlook, Plano's premier hiking destination.

Golf:

• Gleneagles Country Club: 4 miles

• Cowboys Golf Club: 6 miles

• Multiple courses within 15 minutes

Fitness:

• Lifetime Fitness locations: 10-15 min

• LA Fitness, 24 Hour Fitness nearby

• Boutique studios across Legacy/Frisco

Cultural & Entertainment Nearby Attractions:

• Grandscape outdoor concerts

• Legacy West seasonal programming

• Frisco RoughRiders baseball

• FC Dallas soccer (Toyota Stadium)

• The Star (Cowboys facility)

• Scheels Sporting Goods

• Frisco Museum of Art & History

• Crayola Experience, iFLY, TopGolf, Main Event, Andretti

Healthcare (15-20 min):

• Medical City Plano

• Texas Health Presbyterian Plano

• Children's Medical Center Plano

• Baylor Scott & White Frisco

• Multiple urgent care locations within 5 miles

Neighborhood Status: Fully built out (2000-2018) with no remaining lots for new construction. Character and density are locked in.

External Development:
Most surrounding area is established neighborhoods, corporate campuses, and city parks. West side borders Burlington Northern Railroad tracks and Indian Creek, which is the furthest edge of Plano, TX.

Nearby: Bluff Hollow
Small 13-home luxury community currently under development across from Kings Ridge on the East side of Spring Creek Parkway. Non-gated custom homes starting $1.8M+. Limited inventory expected to sell quickly. Differentiated from Kings Ridge by lack of amenities and small community size.

Area Improvements:
Ongoing Legacy corridor commercial development (restaurants, retail) and regional transportation upgrades enhance rather than disrupt the neighborhood. Plano comprehensive plan maintains upscale residential character. Adjacent to the neighborhood is Grandscape, with 433 acres of land, some of which remains undeveloped, including a parcel on the north side of Kings Ridge.

Current Market Dynamics

The Kings Ridge market demonstrates remarkable strength and buyer confidence. With 44 transactions over the past two years, the neighborhood maintains healthy turnover while preserving its character—many families stay for decades.

Key Indicators:

Price Performance: The $817,500 median positions Kings Ridge firmly in Plano's luxury tier, representing a 54% premium over the city's overall median (~$530,000). This premium reflects desirability, location advantages, and quality housing stock.

Market Velocity: A 21-day median time on market signals strong demand. In the luxury segment where 60-90 days is typical, Kings Ridge homes move at nearly three times the normal pace when properly priced.

Pricing Efficiency: The 97.4% sold-to-list ratio indicates a well-informed market where sellers and buyers have aligned expectations. This tight 2.6% spread suggests minimal negotiation leverage for buyers—a hallmark of desirable neighborhoods where inventory scarcity supports seller pricing power.

Investment Perspective

Kings Ridge offers compelling fundamentals for long-term value appreciation:

Scarcity Factor: Fully built out with zero new construction pipeline. No risk of builder inventory flooding the market or adjacent development changing character.

Location Premium: The convergence of corporate employment (Legacy West corridor), retail/dining (Legacy West, Grandscape), and major highway access (SH 121, DNT) creates enduring demand drivers.

School Performance: Lewisville ISD schools serving Kings Ridge maintain strong ratings and competitive academics/athletics, particularly Hebron High School.

HOA Management: Well-run HOA (professionally managed by RealManage) preserves aesthetic standards and property values. Modest $575-$950/year dues deliver exceptional value compared to gated communities charging $2,000-$5,000+ annually.

Community Stability: High resident retention and multi-generational families signal satisfaction and reduce volatility. Award-winning community engagement suggests strong social capital.

Value Context: At ~$215/sq ft median pricing, Kings Ridge delivers better value than tear-down/rebuild scenarios in older Plano luxury neighborhoods while offering more character and larger lots than new Frisco construction at similar price points.

Kings Ridge vs. Competing Communities

→ Willow Bend (Southwest Plano, 75093):
Price: $750K-$4.5M+ | Build: 1980s-2000s | PISD

Both luxury communities in the $800K+ range. Willow Bend offers PISD and established prestige; Kings Ridge offers newer construction (early 2000s vs 1980-90s), hills/topography, and better access to Legacy/Frisco employment. Willow Bend suits buyers prioritizing PISD; Kings Ridge appeals to those wanting newer builds and reverse commutes.

→ Lakeside on Preston (West Plano, 75093):
Price: $850K-$4M | Build: 1990s | PISD

PISD option with lake views and central location. Homes slightly older with potentially dated layouts. Lakeside offers lake living prestige and PISD. Kings Ridge counters with topography (hills vs flat), newer construction, and better Legacy access.

→ Shoal Creek (Adjacent to Kings Ridge):
Price: $700K-$2.5M | Build: Similar era | LISD & PISD

Immediate neighbor. Similar home quality and LISD or PISD schools depending on location within the neighborhood. Like Kings Ridge, many homes in Shoal Creek are adjacent Shady Brook Trail and back up to green space. There are half as many homes in Shoal Creek and lots are slightly larger. Choose Shoal Creek for added privacy; choose Kings Ridge for open access and lower dues.

→ Normandy Estates (Adjacent):
Price: $1.4M-$5M+ | Build: 2010s | LISD & PISD | Guard-Gated

Brand-new custom construction with guard-gated security and resort amenities. Normandy offers newest product at significant premium—often $100-150/sq ft more than Kings Ridge plus higher HOA fees ($6,900/year vs $950). For buyers wanting turnkey modern luxury who don't mind premium pricing, Normandy wins. For value-focused buyers, Kings Ridge delivers better bang for buck.

→ Bluff Hollow (Nearby New Construction):
Price: Starts $1.8M | Build: Current

New luxury neighborhood with homes starting well above Kings Ridge's upper tier. Minimal competitive overlap—buyers shopping $1.8M+ new construction aren't typically considering $800K resale. Bluff Hollow's presence nearby enhances Kings Ridge by association.

Value Proposition Summary

Compared to New Construction:
20-30% better value than equivalent new homes in Frisco/Prosper, with benefit of mature landscaping and established schools. Trade-off: 20+ year old systems may need replacement within 5-10 years, but even factoring $30-50K in deferred improvements, you're ahead financially.

Compared to Older Luxury:
Early 2000s vintage means more modern layouts (open concept, larger master suites) than many 1990s Plano estates. You avoid dated floor plans while enjoying character from mature trees.

Compared to Luxury:
Many buyers find Kings Ridge offers 80% of the luxury at 50% of the price, with superior community culture that gates and guards can't manufacture.

Noise from Grandscape

The Issue: In 2017, Lava Cantina's outdoor concert venue opened at Grandscape, and Kings Ridge residents heard amplified music from miles away, disrupting evening tranquility.

HOA Response: Community organized and filed formal noise complaints with The Colony officials, advocating for sound mitigation. The venue added barriers and agreed to volume limits.

Current Status: Noise has improved but hasn't vanished. Some residents on western edge still hear bass during loud concerts. Not every night, and not as disruptive as 2017-2018, but it's a consideration.

Practical Reality: Most residents have adapted. Concerts are occasional (not nightly), and many eastern/southern homes barely notice. Some actually appreciate hearing live music faintly while grilling. But if you need absolute silence after 8 PM, visit the neighborhood on a weekend evening before buying.

Traffic & Access

The Challenge: Limited access points keep neighborhood peaceful but create potential delays exiting onto Spring Creek Parkway during rush hour or Grandscape events.

Peak Congestion: Weekday mornings (7-9 AM) and evenings (5-7 PM), residents report 5-15 minute delays getting from driveway to highway. Weekend evenings during Grandscape events similar.

Mitigation: City of Plano adjusted signal timing; The Colony extended Headquarters Drive for additional routing. Traffic improved from worst period (mid-2010s) but remains friction point during peak times.

Buyer Perspective: If your commute is flexible (remote work, off-peak hours) or you travel against traffic (reverse commute to Legacy West), this is non-issue. If commuting eastbound to central Plano/Richardson daily at 8 AM, factor occasional 10-minute exit delay into decision.

Age of Homes & Maintenance

With builds spanning 2000-2018, most Kings Ridge homes approach or pass the 20-year mark where major systems need replacement:

Typical Capital Expenditures:

• Roof: $15-25K (20-25 year lifespan)

• HVAC: $12-20K (15-20 year lifespan)

• Water heater: $2-4K (10-15 years)

• Foundation maintenance: Ongoing (Texas soil movement requires watering systems)

Buyer Strategy: Budget $30-50K for deferred maintenance unless home has recent updates documented. Request inspection reports on foundation, roof condition, HVAC age.

Good News: Kings Ridge builders (David Weekley, Toll Brothers) have reputations for quality. Foundation issues aren't epidemic. Most homes have held up well with proper maintenance.

Split School District Consideration

Being in LISD vs PISD matters to some buyers. While Hebron High School is highly rated, families specifically seeking Plano West High School or PISD brand need to look elsewhere.

Who This Matters To:

• Families with strong PISD preference

• Those unfamiliar with LISD's quality

• Buyers concerned about resale perception

Who This Doesn't Matter To:

• Families prioritizing school quality over district name

• Those planning private school

• Buyers who see LISD's smaller class sizes as benefit

Market data suggests LISD assignment hasn't hindered appreciation or velocity, but worth understanding before touring.

The Unique Topography:
In flat North Texas, hills matter. Elevation changes, views, and terrain give Kings Ridge character most Plano neighborhoods can't offer. Closest thing to Hill Country living without leaving the metroplex.

Genuine Community:
Awards, events, and engagement reflect authentic neighborly connection. In an era when people barely wave at neighbors, Kings Ridge preserves something rare: actual community life.

Location Efficiency:
Proximity to Legacy West employment, Grandscape entertainment, and highway access makes daily life frictionless. Reverse commute to Toyota or JPMorgan Chase takes 7 minutes while eastbound commuters sit.

Value Proposition:
At ~$215/sq ft median, you're getting luxury home quality without bleeding-edge premium of new construction or ultra-luxury price tag of gated enclaves.

Established Stability:
Twenty-five years into lifecycle, Kings Ridge has proven itself. Property values appreciated consistently, HOA functions effectively, many original residents remain—signals of a neighborhood that delivers on promises.

The Intangibles:
Mature trees, fountain-lit ponds, swan sightings, neighbors who know your name, kids playing street games, American flags lining entrances on July 4th. These details create sense of place that new construction can't replicate.

Is Kings Ridge gated?
No. The main community has open access with monument entry signage. Some adjacent micro-neighborhoods (Kings Gate, Shoal Creek) are gated separately.

What are the HOA fees?
$1,000/year (~$80/month), covering common area maintenance, landscaping, management, and community events.

Are short-term rentals allowed?
No. City of Plano prohibits short-term rentals of single-family homes.

What schools serve Kings Ridge?
Lewisville ISD: Tom Hicks Elementary, Arbor Creek Middle School, Hebron High School. Despite Plano address, neighborhood falls in LISD due to Denton County location.

Is the neighborhood still being built?
No. Kings Ridge is fully built out (2000-2018) with no remaining lots for new construction.

What's the noise situation from Grandscape?
Improved from 2017-2018 levels after sound barriers added, but some western-edge homes still hear bass from occasional concerts. Most residents consider it minor issue.

How's the traffic?
Limited access points mean rush hour exits can involve 5-15 minute delays. If you commute off-peak or reverse-commute to Legacy West, rarely an issue.

What's the typical buyer profile?
Corporate professionals working at Legacy area companies, established families prioritizing schools and community, empty-nesters seeking peaceful luxury.

How does Kings Ridge compare to Willow Bend?
Both luxury communities in $800K+ range. Willow Bend offers PISD and established prestige; Kings Ridge offers newer construction, hills/topography, better Legacy employment access.

Are pets allowed?
Yes. No HOA breed restrictions beyond City of Plano ordinances. Note: Local wildlife (coyotes, bobcats) requires supervision of small pets.

What's the property tax situation?
Denton County with LISD. Comparable overall rates to Collin County/PISD areas.

How quickly do homes sell?
Median 21 days on market (2024-2025), significantly faster than luxury market norms of 60-90 days. Well-priced homes often receive multiple offers.

What price for move-in ready home?
$800K-$1M gets you 3,500-4,500 sq ft in updated condition with pool in many cases. Under $800K typically needs cosmetic work; over $1M are estate properties 5,000+ sq ft.

Is there a community pool?
No. Kings Ridge focuses on natural amenities (ponds, trails, hills). 50% of individual homes in Kings Ridge have a private pool.