Side-by-side comparison of McKinney, TX and Frisco, TX — cap rates, rent, prices, and investment metrics.
Cash flow: McKinney has the edge with an estimated cap rate of 2.57% compared to Frisco's 2.04%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $410,000 in McKinney vs $520,000 in Frisco, while rents come in at $1,850/mo and $2,100/mo respectively.
Growth & appreciation: Frisco is growing faster at 4.2% annually vs McKinney's 3.5%. Frisco leads on home value appreciation at 3.5% per year. Strong population growth typically translates to sustained rental demand and long-term price support.
Costs & risk: Property taxes are 1.78% in McKinney vs 1.8% in Frisco. Vacancy rates of 4.8% and 4.2% are both healthy, suggesting strong tenant demand in both markets.
Bottom line: McKinney edges out Frisco on most key metrics. While cap rates are moderate at 2.57%, McKinney's overall profile is stronger. Use our free calculators to model specific deals in McKinney or Frisco.