$441K Mini Mansion Near McKinney, TX? What You Get, and What You Pay

The short answer: this $441K mini mansion near McKinney, Texas is a $440,990 new construction home with 5 bedrooms, 4 bathrooms and 3,624 square feet, about $122 per square foot. It's a Trophy Signature Homes Wimbledon in Southridge, with a McKinney 75071 mailing address. But it's actually inside Princeton city limits and Princeton ISD.

Beyond the purchase price, estimated property taxes (about $550), the PID assessment (about $250) and HOA dues (about $50) total about $850 a month before mortgage and homeowner's insurance, using the assumptions explained below.

I compared 183 new-construction listings across 9 North Dallas cities. Among the homes that were move-in ready in that search, this one had the lowest asking price per square foot. But does that make it a good buy? I toured the house, checked the costs and found several trade-offs worth understanding.

Availability note: this exact home went under contract during filming. This article documents the home and its costs; check current availability of comparable homes before you plan around it.

Jump to a part of the tour: 00:29 Entry and office · 01:04 Mudroom, garage, laundry · 01:45 Guest bedroom · 02:32 Kitchen · 03:24 Builder-grade finishes · 04:27 Corner lot and patio · 05:00 McKinney address vs Princeton · 05:18 Primary suite · 06:23 Game room and media room · 07:20 Upstairs bedrooms · 08:33 Foyer overlook · 09:23 Monthly costs · 11:05 Is it worth it?

By VJ Muthuraman | EverKin Realty Group, Brokered by eXp Realty. Research reviewed October 23, 2026 | Listing comparison: October 15, 2026 | Tax estimates: 2025 adopted rates.

The home at a glance

I Compared 183 North Dallas New Construction Homes. Here's What Stood Out.

On October 15, 2026, I reviewed 183 active new-construction single-family listings in NTREIS across 9 cities: Celina, Prosper, McKinney, Melissa, Anna, Princeton, Frisco, Little Elm and Aubrey.

Search criteria: homes built in 2026 or later, with at least 3,000 square feet and asking prices of $600,000 or less.

Among the homes that were move-in ready, this Southridge home had the lowest asking price per square foot, about $122. One home still under construction was slightly lower.

That's a price-per-square-foot finding, not proof that this was the best overall deal. Lot size, finishes, location, condition and ownership costs matter too. This comparison describes the listings and criteria above, not every new home in Dallas–Fort Worth.

Based on information from the North Texas Real Estate Information Systems, Inc., for the period October 15, 2026 through October 15, 2026.

Inside the $441K New Construction Home: What Works and What Doesn't

The Wimbledon floor plan puts indoor space and flexibility first. I walked through the actual home for sale, not a model, and these were my biggest takeaways.

The strongest feature: 2 bedrooms downstairs

The first floor has 2 bedrooms and 2 full bathrooms, including the primary suite, plus a separate office behind double glass doors with a built-in. The built-in in the study is a useful detail I didn't expect at this price. Down the hall on the study side is a full bedroom with the second full bath next to it, so it works as a guest suite. There's no powder bath, so that bathroom doubles as the one guests use.

Kitchen, dining and living share one open area with a long counter run, a big island and a walk-in pantry. The primary suite has a double vanity, a large step-in shower and a walk-in closet with built-in shelving. Off the entry, the 2-car garage has a tankless water heater, and the laundry room has built-ins and room past the washer and dryer. In my experience, most builders give you about half the mud bench this house has.

Upstairs, 3 more bedrooms join a game room and a separate media room pre-wired for a home theater. The media room has windows, so plan on blackout curtains if you want it dark.

That's a useful layout if you want real living space on the main floor without giving up separate rooms upstairs.

Where the $441K price shows

The countertops and shaker cabinets are builder grade. The home is spacious, but these aren't high-end finishes. (One small plus: it has cabinet pulls, which in my experience most builders leave off these days.)

The corner lot adds side yard, but at about 5,750 square feet, the lot is modest relative to the house. I'd also prefer a larger back patio.

My advice: don't confuse finishes with construction quality. Have your own independent inspector check any new construction home you're considering, no matter who built it.

Watch the embedded tour to see the actual rooms, layout and finishes.

McKinney TX Mailing Address vs Princeton City Limits

This home has a McKinney address for the post office, but it's in the City of Princeton and Princeton ISD. Listings and builders often say "McKinney" because of the 75071 ZIP.

A mailing address won't tell you which city, school district or taxing districts apply. The parcel record does. For this home, the Collin County appraisal record lists the city as Princeton and the school district as Princeton ISD. By my estimate it's about 12 to 15 minutes to downtown McKinney, depending on traffic.

Monthly Costs: Texas Property Tax, PID and HOA

The price is only half the decision. Here's what this home costs every month before the mortgage and homeowner's insurance.

These are estimates. Your actual bill depends on the appraised value, your exemptions and each year's rates. The estimate counts only the $140,000 school exemption; Collin County and Collin College also offer optional homestead exemptions, so it's slightly conservative. Without the homestead exemption, the property tax alone would run about $690 a month.

This lot's PID numbers

(What a PID is, and how it differs from property tax, is in the FAQ below.)

• 2025-26 installment: $2,993.52 (about $250 a month). The amount is set each year and can change.
• Outstanding assessment: $35,214.21 on the 2025-26 roll.
• How long: the city's published schedule for Southridge Improvement Area #3 runs yearly installments through 2054. That schedule is printed for 60-ft lots; this is a 50-ft lot in the same bond issue, so the same end year is expected. Confirm it on the PID notice for the lot.
• Paying it off early: allowed at any time; for a single-family home a $500 processing fee is included in the payoff.
• The notice: Texas law requires the seller to give you the PID notice before you sign a binding contract, so you can read the exact numbers for the lot first.

Why I check the monthly cost before I call anything a deal

When I bought my own home in Texas, I didn't know the tax rate where I bought was about 3.1% until after closing. I wasn't a realtor yet. I'd still pick that home, but the mistake isn't paying the rate. It's not knowing you're paying it. That's why I walk my clients through these numbers before they make an offer.

The video also covers the down payment side and builder incentives. Builder incentives vary by property and can change. Verify the current terms for the specific address.

Sources and calculation notes

• The home comparison uses an NTREIS snapshot dated October 15, 2026, with the search criteria stated above.
• The property-tax example uses 2025 adopted rates and assumes the school homestead exemption. Check rates and exemptions against the Collin County Tax Assessor-Collector's rates and exemptions table (it now shows 2026 rates; this article's example uses 2025).
• Princeton's location and county: City of Princeton and City of Princeton, Business Park page.
• For PID documents, annual service plan updates and district information, see the City of Princeton's PID records and the Southridge Improvement Area #3 payment schedule.
• The figures shown are estimates for the home featured in the video, not quotes for other homes.

The Trade-offs: Is This $440,990 Princeton TX Home Worth It?

What $441K buys here is a lot of indoor space. What you trade for it:

• Princeton ISD, not McKinney ISD. If a specific school district is the reason you're looking near McKinney, this isn't it. Check the district for any address you're serious about.
• Princeton, not McKinney, city limits. You're next to McKinney, not in it. City services and the tax rate are Princeton's.
• A modest lot. The corner gives you side yard, but the lot is 0.132 acre and the patio is on the small side.
• The PID. About $250 a month on top of property tax until the assessment is paid off, or you pay it off early.
• Builder-grade finishes. Good storage and thoughtful extras, but get your own inspection.

If indoor space is your priority and you're fine living next to McKinney instead of in it, this home stood out for indoor square footage per dollar within my October 15 search. Whether that's worth it depends on what matters to you.

$441K in Princeton vs. $643K Inside McKinney

I also toured a new home inside McKinney city limits listed around $643,000, with nearly 600 fewer square feet.

That's not a controlled comparison of identical homes, but it shows why buyers should look past square footage: city limits, school district, lot, finishes and monthly costs all affect the decision. Watch my $643K McKinney home tour.

More from this community: my earlier Southridge tour (that video uses the McKinney mailing address; Southridge is in Princeton city limits).

Frequently Asked Questions About Princeton New Homes and PID Costs

Why does this home have a McKinney address if it's in Princeton?

The mailing address is McKinney, TX 75071, but the home is inside Princeton city limits. Postal addresses, city limits and school district boundaries are different lines. For this home, the parcel record lists the City of Princeton and Princeton ISD.

Is Southridge in McKinney ISD or Princeton ISD?

The home featured in this tour is in Princeton ISD, not McKinney ISD. Verify the district assigned to each property rather than relying on the mailing address.

How close is Princeton to McKinney?

The City of Princeton describes itself as about 8 miles east of McKinney. From this home in Southridge, I'd estimate 12 to 15 minutes to downtown McKinney, depending on traffic.

Is Princeton, TX part of Collin County?

Yes. Princeton is in northeast Collin County, between McKinney and Greenville. This home's tax bill includes Collin County and Collin College along with the City of Princeton and Princeton ISD.

What is a PID in Texas, and how is it different from property tax?

A PID (public improvement district) is created by a city under Chapter 372 of the Texas Local Government Code to pay for infrastructure, such as a neighborhood's roads, water, sewer and drainage, through assessments on the properties that benefit. It isn't a tax rate. Property tax is calculated from your home's taxable value and each year's adopted rates; a PID is a yearly assessment set per lot under the district's assessment plan. The annual installment can change, and it may appear on the same bill as your property tax. For this Southridge lot, the 2025-26 installment was $2,993.52.

How long do you pay a PID, and can you pay it off early?

It depends on the district and the lot. The city's published schedule for Southridge Improvement Area #3 runs yearly installments through 2054; that schedule is printed for 60-ft lots, and this 50-ft lot is in the same bond issue, so the same end year is expected. Confirm it on the PID notice. Early payoff is allowed at any time, with a $500 processing fee for a single-family home. Before buying, ask for the current installment and a payoff quote for the specific lot.

How much are property taxes on this $440,990 Princeton home?

Using the 2025 adopted tax rates, with the value assumed equal to the purchase price and the $140,000 school homestead exemption applied, the estimated property tax is about $550 a month. The PID and HOA add about $300 a month, for an estimated $850 before mortgage and homeowner's insurance. For a rough benchmark, at the same 2025 rate with the $140,000 school homestead exemption, a $400,000 value comes to about $485 a month (estimate). Actual charges depend on the rates, exemptions and assessments that apply.

Is there a homestead exemption in Princeton, TX?

Yes, if the home is your primary residence. Collin County's current exemption table lists a $140,000 homestead exemption from Princeton ISD, a 5% optional homestead exemption from Collin County and 20% from Collin College. It lists no general homestead exemption from the City of Princeton (there are $25,000 exemptions for owners over 65 or with a disability). My estimate for this home uses only the $140,000 school exemption, so it's slightly conservative.

Does this Southridge home have a PID or MUD?

This home has a PID assessment and no MUD tax, based on the property records I reviewed. Don't assume every home with a McKinney mailing address has the same special-district charges.

How do I check whether a new construction home has a PID?

Ask for the lot-specific PID notice, which Texas law requires the seller to give you before you sign a binding contract, and confirm the current assessment. Check the city's PID records and the property's taxing units, including any MUD or MMD. A mailing address or an advertised base tax rate isn't enough.

Want to Compare Available New Homes Near McKinney?

This Wimbledon went under contract, but the floor plan and its cost structure are useful benchmarks for comparing other new homes.

If you're deciding between Princeton, McKinney or other North Dallas communities, let's compare the homes available now, including taxes, PID assessments and monthly carrying costs. I work for you. I represent buyers like you.

• Book a call with VJ
• Call or text: ☎️ 214-727-6680
• Email: vj@everkinrealtygroup.com

About the author: VJ Muthuraman is a DFW realtor with EverKin Realty Group, Brokered by eXp Realty. He has lived in 7 states across 20+ homes and has been the buyer, the seller and the investor. He tours new construction homes across North Texas and researches property taxes, PID assessments and buyer trade-offs to help clients compare homes beyond the advertised price.

Based on information from the North Texas Real Estate Information Systems, Inc., for the period October 15, 2026 through October 15, 2026.

Figures were accurate at recording and can change; monthly costs are estimates. Equal Housing Opportunity.

☎️ 214-727-6680 · VJ Muthuraman | EverKin Realty Group · Brokered by eXp Realty
Vijay Muthuraman | Texas Real Estate License: 835180 | Brokered by eXp Realty
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