Neighborhood in Frisco, Collin County

Living in The T's, Frisco

A

7th of 15areas in Frisco
Overall score 89 of 100 vs Texas neighborhoods
Frisco overall: A+

The T's is a neighborhood in Frisco, TX, home to about 7,200 people. It gets an A, in the top 12% of Texas neighborhoods, and ranks 7th of 15 areas we score in Frisco. It does best on education levels and worst on cost of living.

  • Pricey
  • Lots of parks
  • Tornado risk is very high
  • Hail risk is very high

Closest everyday places

Grocery store0.8 mi
Pharmacy0.7 mi
Park0.4 mi
Cafe0.8 mi
Restaurant0.4 mi
Gym0.6 mi
Hospital or urgent care0.9 mi
Childcare0.4 mi
Library2.0 mi

Straight-line distance from the middle of where people live. Overture Maps.

Population
7,250
Median rent
$2,870
Median home value
$671,000
Household income
$211,000
Average commute
24 min
Homes owned
92%
Loading map

What it's like to live in The T's

The T's is a neighborhood in Frisco with about 7,300 residents, homes built around 1997, mostly owner-occupied (92%) and 35% of households with children.

Our grade for The T's is A. That puts it 7th of 15 areas we grade in Frisco, a city that gets an A+ overall.

Pros of living in The T's

  • Higher incomes. The median household earns $211,000, 40% higher than the Frisco median.
  • Parks within walking distance. The closest park is about 0.4 miles away.

Cons of living in The T's

  • Pricier rent than the city. Median rent is $2,870, 43% higher than the Frisco median.
  • Natural hazard risk. FEMA rates the risk of tornadoes and hail as very high in this part of town.

The T's report card

Each grade compares The T's with every neighborhood in Texas. Safety is not graded for single neighborhoods because police report crime for the whole city.

  • Cost of living: grade D+

    Median rent $2,870, homes cost 3.2x income.

    31 of 100 vs TX areas

  • Jobs and income: grade A-

    Median household income $211,000, 4.4% unemployed.

    82 of 100 vs TX areas

  • Schools: grade B

    Nearby schools average 85 of 100 on the state rating.

    68 of 100 vs TX areas

  • Safety: no grade

    Citywide, 98 violent crimes per 100k, 790 property crimes per 100k.

    No score vs TX areas

  • Errands and things to do: grade C+

    Most everyday stores and services within a mile of homes.

    56 of 100 vs TX areas

  • Getting around: grade C

    Average commute 24 min, 40% work from home.

    47 of 100 vs TX areas

  • Education levels: grade A

    74% have a bachelor’s degree.

    91 of 100 vs TX areas

  • Health: grade B+

    8.6% of adults uninsured.

    78 of 100 vs TX areas

  • Home ownership: grade A-

    92% of homes owner-occupied.

    84 of 100 vs TX areas

  • Internet access: grade B+

    98% of homes have broadband.

    77 of 100 vs TX areas

The T's compared with Frisco

Better than Frisco

  • Homes owned by the people living in them: 92%26 points higher than Frisco (66%)
  • Median household income: $211,00040% higher than Frisco ($150,212)
  • Home value to income: 3.2x26% lower than Frisco (4.3x)

Worse than Frisco

  • Median rent: $2,87043% higher than Frisco ($2,014)
  • Renters paying 30%+ of income on rent: 51%6 points higher than Frisco (45%)

Closest public schools

Texas Education Agency 2025 ratings. Check the attendance zone for any address with the district.

  • CB B Owen ElementaryElementary, Lewisville ISD0.6 mi
  • CSTEM Academy at Griffin MiddleMiddle, Lewisville ISD1.5 mi
  • AReedy High SchoolHigh, Frisco ISD1.8 mi

Cost of living in The T's

Median rent in The T's is $2,870 a month, 43% higher than the Frisco median. A household would need about $115,000 a year to keep that rent at 30% of income.

The median home is worth $671,000, 5% higher than the Frisco median, which means a monthly payment of about $4,370 with property tax at today's mortgage rates.

MeasureHereFriscoTexas
Median rent43% higher than Frisco$2,870$2,014$1,403
Median home value5% higher than Frisco$671,000$642,100$283,800
Home value to income26% lower than Frisco3.2x4.3x3.6x
Renters paying 30%+ of income on rent6 points higher than Frisco51%45%52%
Homes owned by the people living in them26 points higher than Frisco92%66%63%
Vacant homes1 points lower than Frisco2.7%3.9%9.4%
Median year homes were builtAbout the same as Frisco199720091992

Monthly cost to buy a median home

$4,370
Mortgage payment
$3,673
Property tax
$697
Median rent, for comparison
$2,870

Based on a $671,000 home in The T's, 20% down and a 30-year loan at 7.28% (Freddie Mac average, week of 2026-10-01). Property tax is the median for the surrounding Census tract, or the county where that is not published. Insurance and fees are not included.

Work, income and getting around

MeasureHereFriscoTexas
Median household income40% higher than Frisco$211,000$150,212$78,476
Unemployment rateAbout the same as Frisco4.4%4.5%5.3%
People below the poverty lineAbout the same as Frisco4.0%3.5%14%
Adults with a bachelor's degree or higher6 points higher than Frisco74%68%34%
Average commute15% lower than Frisco24 min29 min27 min
Workers who work from home2 points higher than Frisco40%38%14%
Workers who walk, bike or take transitAbout the same as Frisco0.4%1.1%2.6%
Homes with broadband internetAbout the same as Frisco98%98%91%

Natural hazard risk

FEMA National Risk Index for the Census tracts in this area.

  • River floodingModerate
  • HurricanesLow
  • TornadoesVery high
  • HailVery high
  • Heat wavesHigh
  • WildfiresLow
  • Winter stormsModerate
  • Strong windModerate

Who lives in The T's

Under 1823%
18 to 3414%
35 to 6448%
65 and over16%
Race and ethnicity
White61%
Hispanic or Latino14%
Black7.3%
Asian15%
Other or more than one race3.7%

Shown for information only. It is never part of any grade.

Other neighborhoods in Frisco

  1. 1A+The Grove FriscoMedian rent $3,400
  2. 2AWest FriscoMedian rent $2,600
  3. 3ALiberty CrossingMedian rent $2,270
  4. 4AEast FriscoMedian rent $2,630
  5. 5AEmerson EstatesMedian rent $2,100
  6. 6ASoutheast FriscoMedian rent $2,200
  7. 8ANortheast FriscoMedian rent $2,590
  8. 9A-Northwest FriscoMedian rent $3,230

Similar neighborhoods in other cities

Areas elsewhere in Texas with the closest mix of grades.

  1. ADeer HollowSan Antonio
  2. A-Britian EstatesFlower Mound
  3. A-SpringParkRichardson

Questions about The T's

Is The T's a good place to live?

The T's is a neighborhood in Frisco, TX, home to about 7,200 people. It gets an A, in the top 12% of Texas neighborhoods, and ranks 7th of 15 areas we score in Frisco. It does best on education levels and worst on cost of living.

How much does it cost to live in The T's?

Renters in The T's pay a median of $2,870 a month, 43% higher than the Frisco median. The median home is worth $671,000, 5% higher than the Frisco median. A median home costs 3.2x the median household income, compared with 4.3x across Frisco.

What schools serve The T's?

The closest rated public schools are B B Owen Elementary (elementary, rated C), STEM Academy at Griffin Middle (middle, rated C) and Reedy High School (high, rated A). School zones can differ from the closest school, so check with the district.

This area is built from 4 Census block groups closest to the The T's name on the map, so its edges are approximate. Sources: US Census Bureau 2020-2024 ACS 5-year, CDC PLACES 2025, Texas Education Agency, FEMA National Risk Index, Overture Maps. How we grade.