Neighborhood in Plano, Collin County

Living in West Plano, Plano

A

8th of 18areas in Plano
Overall score 89 of 100 vs Texas neighborhoods
Plano overall: A

West Plano covers part of Plano, TX, home to about 27,900 people. It gets an A, in the top 12% of Texas neighborhoods, and ranks 8th of 18 areas we score in Plano. It does best on education levels and worst on home ownership.

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

Closest everyday places

Grocery store0.7 mi
Pharmacy0.6 mi
Park0.3 mi
Cafe0.5 mi
Restaurant0.3 mi
Gym0.4 mi
Hospital or urgent care0.4 mi
Childcare0.4 mi
Library1.4 mi

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

Population
27,880
Median rent
$1,830
Median home value
$835,000
Household income
$136,800
Average commute
22 min
Homes owned
33%
Loading map

What it's like to live in West Plano

West Plano is an area in Plano with about 27,900 residents, mostly newer homes (median year built 2001), mostly rented (67% of homes) and 23% of households with children.

It grades A against every neighborhood in Texas and ranks 8th of 18 areas in Plano, which grades A overall.

Pros of living in West Plano

  • Parks within walking distance. The closest park is about 0.3 miles away.

Cons of living in West Plano

  • Natural hazard risk. FEMA rates the risk of tornadoes and hail as very high in this part of town.

West Plano report card

Each grade compares West Plano 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 $1,830, homes cost 6.1x income.

    29 of 100 vs TX areas

  • Jobs and income: grade A-

    Median household income $136,800, 3.2% unemployed.

    81 of 100 vs TX areas

  • Schools: grade B

    Nearby schools average 84 of 100 on the state rating.

    67 of 100 vs TX areas

  • Safety: no grade

    Citywide, 147 violent crimes per 100k, 1,194 property crimes per 100k.

    No score vs TX areas

  • Errands and things to do: grade B-

    Most everyday stores and services within a mile of homes.

    57 of 100 vs TX areas

  • Getting around: grade A-

    Average commute 22 min, 29% work from home.

    83 of 100 vs TX areas

  • Education levels: grade A

    72% have a bachelor’s degree.

    91 of 100 vs TX areas

  • Health: grade A-

    7.2% of adults uninsured.

    87 of 100 vs TX areas

  • Home ownership: grade D+

    33% of homes owner-occupied.

    29 of 100 vs TX areas

  • Internet access: grade B

    96% of homes have broadband.

    66 of 100 vs TX areas

West Plano compared with Plano

Better than Plano

  • Adults with a bachelor's degree or higher: 72%11 points higher than Plano (60%)
  • Median household income: $136,80022% higher than Plano ($112,253)
  • Renters paying 30%+ of income on rent: 36%8 points lower than Plano (43%)

Worse than Plano

  • Homes owned by the people living in them: 33%24 points lower than Plano (57%)
  • Home value to income: 6.1x47% higher than Plano (4.2x)

Closest public schools

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

  • BMorningside ElementaryElementary, Lewisville ISD1.9 mi
  • CSTEM Academy at Griffin MiddleMiddle, Lewisville ISD2.3 mi
  • CThe Colony High SchoolHigh, Lewisville ISD2.2 mi

Cost of living in West Plano

Median rent in West Plano is $1,830 a month, about the same as the Plano median. A household would need about $73,000 a year to keep that rent at 30% of income.

The median home is worth $835,000, 79% higher than the Plano median, which means a monthly payment of about $5,372 with property tax at today's mortgage rates.

MeasureHerePlanoTexas
Median rentAbout the same as Plano$1,830$1,841$1,403
Median home value79% higher than Plano$835,000$465,900$283,800
Home value to income47% higher than Plano6.1x4.2x3.6x
Renters paying 30%+ of income on rent8 points lower than Plano36%43%52%
Homes owned by the people living in them24 points lower than Plano33%57%63%
Vacant homesAbout the same as Plano4.5%4.5%9.4%
Median year homes were builtAbout the same as Plano200119931992

Monthly cost to buy a median home

$5,372
Mortgage payment
$4,571
Property tax
$802
Median rent, for comparison
$1,830

Based on a $835,000 home in West Plano, 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

MeasureHerePlanoTexas
Median household income22% higher than Plano$136,800$112,253$78,476
Unemployment rateAbout the same as Plano3.2%4.0%5.3%
People below the poverty line3 points lower than Plano4.0%6.8%14%
Adults with a bachelor's degree or higher11 points higher than Plano72%60%34%
Average commute14% lower than Plano22 min25 min27 min
Workers who work from home2 points higher than Plano29%28%14%
Workers who walk, bike or take transit3 points higher than Plano5.4%2.7%2.6%
Homes with broadband internetAbout the same as Plano96%97%91%

Natural hazard risk

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

  • River floodingLow
  • HurricanesLow
  • TornadoesVery high
  • HailVery high
  • Heat wavesModerate
  • WildfiresLow
  • Winter stormsModerate
  • Strong windLow

Who lives in West Plano

Under 1818%
18 to 3427%
35 to 6444%
65 and over12%
Race and ethnicity
White51%
Hispanic or Latino9.4%
Black8.6%
Asian24%
Other or more than one race6.5%

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

Other neighborhoods in Plano

  1. 1A+Robin's PlaceMedian rent $1,980
  2. 2A+North PlanoMedian rent $2,300
  3. 3A+Custer Hill EstatesMedian rent $2,440
  4. 4ANorthwest PlanoMedian rent $2,130
  5. 5ACentral PlanoMedian rent $2,120
  6. 6ACypress MeadowsMedian rent $1,980
  7. 7ACuster MeadowsMedian rent $1,930
  8. 9AKensington PlaceMedian rent $1,950

Similar neighborhoods in other cities

Areas elsewhere in Texas with the closest mix of grades.

  1. A-TanglewoodHouston
  2. B+Southwest CarrolltonCarrollton
  3. ANorth RichardsonRichardson

Questions about West Plano

Is West Plano a good place to live?

West Plano covers part of Plano, TX, home to about 27,900 people. It gets an A, in the top 12% of Texas neighborhoods, and ranks 8th of 18 areas we score in Plano. It does best on education levels and worst on home ownership.

How much does it cost to live in West Plano?

Median rent in West Plano is $1,830 a month, about the same as the Plano median. The median home is worth $835,000, 79% higher than the Plano median. A median home costs 6.1x the median household income, compared with 4.2x across Plano.

What schools serve West Plano?

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

This area groups 17 Census block groups in this part of Plano that have no neighborhood name on the map. Sources: US Census Bureau 2020-2024 ACS 5-year, CDC PLACES 2025, Texas Education Agency, FEMA National Risk Index, Overture Maps. How we grade.