Moving to McKinney in 2026: Cost of Living, Housing, and What to Know
McKinney is a fast-growing city of about 215,000 people at the northern edge of the Dallas-Fort Worth metroplex. Once voted the best place to live in America by Money magazine, it blends a charming historic downtown square with sprawling new subdivisions and a strong school district. McKinney has more than doubled in population since 2010, and the growth shows no signs of stopping. Here is the practical guide for a 2026 relocation.
Cost of Living Overview
McKinney is slightly above the DFW average but competitive for the quality of life and schools it offers. No state income tax in Texas sweetens the deal.
| Category | McKinney | National Average |
|---|---|---|
| Overall Cost of Living Index | 104 | 100 |
| Median Rent (1BR) | $1,400/mo | $1,400/mo |
| Median Home Price | $440,000 | $420,000 |
| Groceries | 2% above average | Baseline |
| Utilities | $160/mo | $150/mo |
| Transportation | Car required | Varies |
Texas property taxes (averaging 2.0% in Collin County) are significant on a $440,000 home, roughly $8,800 annually. Factor this into your total housing cost. Use our estimate your monthly payment.
Housing Market
McKinney’s housing market is split between established neighborhoods near the historic downtown and massive new subdivisions on the western and northern edges. The median home price of $440,000 buys a four-bedroom house in most areas. New construction is plentiful with builders actively developing.
Rentals average $1,400 for one-bedrooms and $2,000 to $2,600 for three-bedroom houses. New apartment complexes near Craig Ranch and along US-380 have added modern rental inventory.
Best Neighborhoods for Newcomers
Craig Ranch is a large master-planned community with a resort-style pool, sports complex, and TPC golf course. Stonebridge Ranch offers mature trees, lakes, and established amenities. Historic Downtown has renovated homes and walkable access to the square. Tucker Hill is a new urbanist community with front porches and walkability. Prosper ISD areas on the western edge attract families with top-rated schools.
Read our guide for new buyers for tips on buying in fast-growing markets.
Job Market
McKinney benefits from Collin County’s explosive job growth. While many residents commute to Plano, Frisco, or Dallas, McKinney itself has attracted corporate offices and a growing business district.
| Metric | McKinney |
|---|---|
| Median Household Income | $95,000 |
| Unemployment Rate | 3.2% |
| Top Industries | Technology, Healthcare, Finance, Education, Construction |
| Major Employers | Raytheon, McKinney ISD, Baylor Scott & White, Encore Wire, City of McKinney |
Raytheon has a significant facility. Encore Wire Corporation is headquartered here. The McKinney National Airport business park continues to attract companies. Access to the broader Collin County and DFW job market (Toyota, Capital One, JPMorgan in Plano; Keurig Dr Pepper in Frisco) provides extensive employment options.
Check buying power at our see what you can afford.
Schools and Education
McKinney ISD serves about 25,000 students and consistently rates among the top districts in the DFW area. McKinney Boyd High School and McKinney High School are both well-regarded. The district offers strong athletics, fine arts, and advanced academic programs.
Prosper ISD covers the western edge of McKinney and is one of the fastest-growing and highest-rated districts in Texas. Families in Prosper ISD zones command premium home prices.
Collin College has a McKinney campus, and UT Dallas in Richardson is about 25 minutes south.
Transportation
McKinney is car-dependent. There is no rail service (DART does not extend this far north). TAPS Public Transit provides limited paratransit. US-75 (Central Expressway) is the primary north-south corridor to Dallas, about 30 miles south.
Average commute times are about 30 minutes, though US-75 traffic can extend this significantly during peak hours. US-380 runs east-west and is frequently congested as the city grows. The Sam Rayburn Tollway and President George Bush Turnpike provide additional routes.
DFW Airport is about 45 minutes west.
Weather and Climate
McKinney shares the North Texas climate with hot summers, mild winters, and active spring severe weather.
| Season | Temperature Range | Conditions |
|---|---|---|
| Spring (Mar–May) | 46–80°F | Severe storms, hail, tornado risk |
| Summer (Jun–Aug) | 72–100°F | Hot, humid |
| Fall (Sep–Nov) | 46–82°F | Pleasant, cooling |
| Winter (Dec–Feb) | 30–56°F | Mild, occasional ice |
Large hail is a regular spring occurrence. Tornado risk exists but is manageable with awareness and shelter plans.
Things to Do
The Historic Downtown Square is McKinney’s crown jewel, with restored buildings housing restaurants, boutiques, galleries, and live music venues. It is one of the most charming town squares in Texas and regularly hosts events, farmers markets, and festivals.
The Heard Natural Science Museum & Wildlife Sanctuary provides 289 acres of trails and nature education. Erwin Park offers mountain biking and hiking trails. Towne Lake Recreation Area has swimming, fishing, and paddling.
Dining on the square and along US-380 has expanded rapidly. BBQ, craft breweries (Franconia Brewing, TUPPS Brewery in nearby McKinney), and diverse dining options serve the growing population. Craig Ranch has a sports complex hosting events.
Dallas’s arts, sports, and nightlife are 30 to 45 minutes south. See our Texas state guide.
Pros and Cons of Moving to McKinney
| Pros | Cons |
|---|---|
| Top-rated schools | Rapid growth straining infrastructure |
| Charming historic downtown | No rail transit |
| No state income tax | US-380 traffic congestion |
| Strong community feel | High property taxes |
| New construction available | 30+ mile commute to Dallas |
| Access to DFW job market | Hail and tornado risk |
Setting Up Utilities in McKinney
Getting utilities connected should be one of your first tasks after securing housing. McKinney residents typically set up the following services, and scheduling activation 1-2 weeks before your move-in date prevents gaps in service.
| Utility | Provider | Avg. Monthly Cost |
|---|---|---|
| Electricity | Oncor (choose retail provider) | $145 |
| Gas | Atmos Energy | $45 |
| Water/Sewer | City of McKinney Water | $55 |
| Internet | AT&T Fiber, Spectrum, Frontier | $55-80 |
Use PowerToChoose.org for competitive electric rates. Many plans offer no-deposit options with autopay enrollment. McKinney water requires a $100 deposit refundable after 12 months of timely payments. Atmos Energy is credit-based. Budget $350-500 per month for total utility costs when calculating your housing affordability. Renters should confirm which utilities are included in their lease before signing.
Moving Cost Estimates for McKinney
Moving costs to McKinney depend on distance, volume, and timing. Summer months (June through August) are peak season with rates 20-30% higher than winter moves. Get at least three quotes from licensed movers and verify USDOT numbers for interstate moves.
| Move Type | Estimated Cost | Details |
|---|---|---|
| Local move (under 50 mi) | $850-1,500 | 2-3 bedroom home, 2-person crew, 4-6 hours |
| Regional move (200-500 mi) | $2,000-4,000 | Varies by weight and access difficulty |
| Cross-country move (1,000+ mi) | $3,500-6,500 | Full-service, 3-4 bedroom home |
| DIY truck rental | $800-2,500 | Plus fuel, insurance, and loading help |
Factor in closing costs if you are buying a home in Texas. First-month rent, security deposit, and utility deposits add another $2,000-4,000 to your initial settling-in budget. Review our Texas real estate guide for more on local housing costs and market conditions.
FAQ
Is McKinney growing too fast?
McKinney has doubled in population since 2010 and growth continues. Road construction is ongoing with US-380 and SH-121 expansions. Schools are adding capacity but some are at or above enrollment targets. New master-planned communities keep launching. Traffic has worsened but remains better than southern Dallas suburbs.
How do McKinney property taxes compare to other Texas cities?
McKinney’s effective tax rate is around 2.0-2.3%, which is typical for Collin County. On a $400,000 home, expect $8,000-$9,200 in annual property taxes. The homestead exemption reduces the taxable value. MUD (Municipal Utility District) taxes in newer developments can add an extra 0.5-1.0% on top of base rates.
Is McKinney growing too fast?
Growth has outpaced infrastructure in some areas. US-380 is being widened but remains congested. New schools are being built but enrollment pressure is real. Water and utility infrastructure is keeping up but under strain. The city is managing growth better than some neighbors, but the pace is noticeable. Read our buy a home for evaluating growth-market purchases.
How does McKinney compare to Frisco?
Both are high-growth Collin County suburbs with strong schools. Frisco has more corporate employers (PGA, Keurig Dr Pepper) and newer development. McKinney has a more established downtown with genuine character. Home prices are similar. Frisco feels more suburban-modern; McKinney balances that with small-town charm.
Is the downtown actually good?
Yes. McKinney’s downtown square is frequently cited as one of the best in Texas. The restaurants, bars, and shops are independent rather than chains. The buildings are historic and well-maintained. Friday and Saturday evenings are busy with a genuine community atmosphere. It is the city’s strongest differentiator from other DFW suburbs.
What about the US-380 traffic?
US-380 is the primary east-west corridor and has not kept pace with population growth. Construction is ongoing to widen it, but delays and congestion are daily realities. If your commute uses 380, factor in extra time. The Sam Rayburn Tollway provides an alternative for some routes.
Are there outdoor activities?
More than most DFW suburbs. Erwin Park and the Heard Sanctuary provide genuine nature access. Towne Lake and Lake Lavon offer water recreation. The trail system is expanding. For a rapidly growing suburban city, McKinney retains more green space than you might expect. Check local contractors for home setup needs.
Is McKinney affordable for young buyers?
The median home price of $440,000 with 2% property taxes means monthly housing costs around $3,200 including taxes and insurance. Dual-income households earning $100,000+ can manage this. Single buyers may find entry challenging without a larger down payment. Townhomes and condos in newer developments offer lower entry points. Visit our renting resources to explore before buying.
Schools and Education in McKinney
McKinney has a mix of public and private school options. The main public school district serves most of the city, with ratings that vary by neighborhood. Families moving with school-age children should check specific school ratings on GreatSchools.org before choosing a neighborhood. Several charter and magnet school options exist for specialized education.
Higher education options include community colleges and state university campuses within commuting distance. For families, the proximity of good schools directly affects home values — neighborhoods zoned for top-rated schools typically command a 5-15% price premium. Check our buying a home for tips on evaluating school districts during your search.
Healthcare in McKinney
McKinney has multiple hospital systems and urgent care facilities. The major medical centers provide detailed care including emergency services, specialty clinics, and outpatient surgery centers. Health insurance premiums in Texas run roughly in line with the national average, though costs vary by plan and employer.
If you’re moving from out of state, verify that your current healthcare providers are in-network for Texas plans, or plan to switch providers after your move. The city also has a growing number of walk-in clinics and telehealth options for routine care.
Safety and Neighborhoods to Know
Like any city, McKinney has safer areas and neighborhoods that need more caution. Overall crime rates vary significantly by ZIP code. The neighborhoods highlighted in our first-time buyer guide tend to be among the safer options. Local police departments publish crime maps online — check these before signing a lease or making an offer.
Gated communities and newer subdivisions generally have lower property crime rates. Downtown and entertainment districts may see higher incidents but are typically safe during daytime hours. Talk to residents in any neighborhood you’re considering — they’ll give you the most honest assessment of day-to-day safety.
Getting Settled: First 30 Days
After your move, prioritize these tasks in your first month: update your driver’s license and vehicle registration (most states require this within 30-90 days), register to vote, set up utilities and internet, find a primary care doctor, and explore your neighborhood on foot. Join local Facebook groups or Nextdoor for community recommendations on everything from restaurants to plumbers.
Use our local contractors to find vetted contractors for any move-in repairs, and run the numbers on your new mortgage payment with the calculate your mortgage payment. If you’re still renting while you look to buy, our affordability calculator will help you set a realistic budget based on McKinney prices.