Living north of Frisco offers renters a mix of affordability, modern amenities, and family-friendly communities. With rising rents in Frisco, nearby cities like McKinney, Allen, and Prosper provide attractive alternatives. Here’s what you need to know:
- McKinney: Best for affordability and quality. Average rent: $1,412/month, 14% below the national average. Offers high-end rentals and small-town charm.
- Allen: Combines convenience and modern living. Average rent: $1,419/month. Close to highways and shopping hubs like Watters Creek.
- Prosper: Focused on luxury and space. Average rent: $1,877/month, with upscale master-planned communities and large apartments.
Quick Comparison:
| City | Average Rent | Key Features | Drawbacks |
|---|---|---|---|
| McKinney | $1,412 | Affordable, high-end rentals | Longer commutes |
| Allen | $1,419 | Convenient, modern amenities | Higher costs |
| Prosper | $1,877 | Spacious, luxury living | Most expensive |
Each city offers unique perks, from McKinney’s historic charm to Allen’s accessibility and Prosper’s upscale lifestyle. Whether you’re looking for budget-friendly options or luxury living, these cities north of Frisco have something for everyone.
Rental Market and Apartment Options in 2025
McKinney, Allen, and Prosper each bring something different to the table when it comes to apartment living – McKinney offers affordability, Allen combines modern amenities with convenience, and Prosper provides high-end luxury.
McKinney Apartments: Budget-Friendly Suburban Living
If you’re looking for affordable suburban living, McKinney is the standout option among the three cities. As of July 2025, the average rent in McKinney is $1,412 per month, which is 14% below the national average of $1,637 per month. This trend holds across various apartment sizes, with studios averaging $1,163, one-bedroom units at $1,412, and two-bedroom apartments at $1,835 per month. Even better, rents in McKinney have dipped slightly, dropping by 0.6% over the past year, making it an appealing choice for renters seeking stable or even falling prices.
For those on a tight budget, Ashton Oaks offers one-bedroom apartments starting at $1,055 per month, conveniently located near Historic Downtown McKinney. Similarly, Oaklyn provides modern, well-maintained one-bedroom units starting at $1,019 per month, with a reputation for attentive management.
Families or individuals looking for more upscale amenities might consider McKinney Terrace, where one-bedroom units start at $1,275 per month. This community boasts smart home technology, a resort-style pool, and access to highly-rated McKinney ISD schools. Another great option is 1701 at Eldorado, offering gated community living with spacious layouts starting at $1,111 per month, perfect for families seeking a secure and welcoming environment.
Heading north, Allen offers a mix of modern design and convenience.
Allen Apartments: Modern Living Near Shopping and Dining
Allen strikes a balance between affordability and modern amenities, with an average rent of $1,419 per month. Studio apartments average $1,440, while one-bedroom units are priced at $1,420, and two-bedroom units come in at $1,765 per month.
For active renters, Benton Pointe is a great choice, with one-bedroom units starting at $1,149 per month. The community includes hiking trails, resort-style pools, a 24-hour gym, and even a bark park for pet owners.
Professionals looking for premium features might prefer The Carson at Twin Creeks, where one-bedroom apartments start at $1,495 per month. This community offers upscale interior finishes, a yoga room, and smart home technology, catering to a modern lifestyle.
For commuters, Knox Allen Station provides transit-friendly living with sleek designs and pet-friendly policies. One-bedroom units start at $1,295 per month, and the location offers easy access to major highways. Families will appreciate The Gates of Allen Station, where one-bedroom apartments start at $1,355 per month. Its proximity to Allen ISD schools and shopping centers makes it a convenient option for family life.
At the higher end of the rental market, Prosper offers spacious, luxury-focused living.
Prosper Apartments: New Developments with Large Floor Plans
Prosper stands out for its upscale communities and spacious layouts, catering to renters who want luxury and comfort. The city’s rapid growth has brought in new developments that redefine apartment living.
Windsong Estates at Prosper showcases the area’s premium offerings. This gated community features one-, two-, and three-bedroom apartments and townhomes with private attached garages, granite countertops, and stainless-steel appliances. Residents enjoy access to a saltwater pool, a 24/7 fitness center with a yoga studio, and scenic nature trails. Plus, the community is zoned for Prosper ISD, including the newly opened Richland High School in 2025.
For those who work from home, Livano Prosper offers private office spaces, an on-site Livano Marketplace, and a resort-style pool. Its top-tier fitness center and pet-friendly policies make it a great choice for professionals looking for convenience and comfort.
The Royalton at Creeks of Legacy provides a resort-style living experience with spacious floor plans and a luxurious pool. Its location is ideal for those seeking easy access to major employment hubs while enjoying a serene residential atmosphere.
Luminest Prosper is another standout, featuring a state-of-the-art fitness center, a large pool, and bright, open apartments designed for modern living.
Finally, Lakeview at the Gates of Prosper offers a mix of one-, two-, and three-bedroom apartments with gourmet kitchens, private patios or balconies, and expansive living areas. Community amenities include a pool, a 24-hour fitness center, a business center, and a dog park.
These three cities provide a range of apartment options to suit various budgets and lifestyles, ensuring something for everyone – from affordable suburban living to high-end luxury.
Best Neighborhoods for Renters
Building on our overview of affordable and upscale rental options, let’s now explore the standout neighborhoods for renters in cities north of Frisco. Each of these areas – McKinney, Allen, and Prosper – offers a mix of historical charm, modern conveniences, and luxurious living.
McKinney’s Historic Downtown and Residential Areas
McKinney’s Historic Downtown is a favorite for renters who value a walkable lifestyle and a rich local culture. The downtown square is packed with unique shops, art galleries, and frequent cultural events. It’s an ideal spot for those who enjoy being part of a vibrant community with plenty of opportunities for leisure and connection.
If suburban living is more your style, the 380 corridor offers a lively environment with a variety of dining, shopping, and entertainment options, including a movie theater and retail centers. It’s a perfect blend of suburban tranquility and urban amenities.
For a more upscale experience, Craig Ranch stands out. This neighborhood boasts premium amenities like the TPC Craig Ranch golf course, as well as entertainment hubs like Hub 121 and District 121, which feature dining, shopping, and live events. It’s a great choice for renters looking for high-end recreational facilities close to work and other conveniences.
Another unique option is Adriatica, a Croatian-inspired village with cobblestone streets, waterfront views, boutique shopping, fine dining, and the Bella Donna Chapel. This neighborhood offers a European-style charm that’s rare in North Texas.
Families with kids might gravitate toward areas near Finch Park, which is equipped with play areas, a volleyball net, a splash pad, and food trucks. The park fosters a family-friendly atmosphere with regular community events.
Allen’s Watters Creek District and Surrounding Areas
Allen is home to the Watters Creek District, a mixed-use development that combines retail shops, restaurants, and residential lofts in a walkable setting. This area offers the convenience of city living while maintaining the safety and comfort of the suburbs.
The Lofts at Watters Creek are a standout option, featuring apartments with granite countertops, designer tile backsplashes, resort-style pools, and fitness centers. As of July 2025, rents start at $1,335 for 1-bedrooms, $1,915 for 2-bedrooms, and $2,850 for 3-bedrooms. With a 4.5/5 rating on RentCafe, residents frequently praise the community’s amenities.
For renters looking for newer options, Alleia Watters Creek offers premium apartments starting at $1,612 for 1-bedrooms, $2,394 for 2-bedrooms, and $3,304 for 3-bedrooms. Meanwhile, Axis at Watters Creek provides more budget-friendly choices with monthly rents starting at $1,325. It holds a 5.0/5 rating, with residents highlighting the responsive management and maintenance teams.
Beyond Watters Creek, Allen also features suburban neighborhoods with easy access to attractions like the Allen Premium Outlets and the Allen Event Center. The city strikes a balance between urban convenience and natural beauty.
Prosper’s Master-Planned Communities
Prosper offers a different vibe with its luxury master-planned communities, perfect for renters seeking high-end amenities and family-friendly environments.
Windsong Ranch is a standout, featuring a lagoon, resort pools, sports courts, hike and bike trails, and a disc golf course. While home prices here range from the $500s to over $1 million, townhomes and villas start from the $400s, making it an appealing option for renters looking for premium living.
Light Farms is another excellent choice, with over 200 acres of green space, parks, playgrounds, multiple swimming pools, tennis and pickleball courts, a fitness center, and trails for hiking and biking. This community is perfect for those who prioritize outdoor activities and fitness.
For renters seeking luxury, Star Trail offers homes starting in the $700s, while Gentle Creek Estates provides a more established community with nearly 600 properties, many of which are golf course homes. At its center is the Gentle Creek Golf Club, adding a touch of exclusivity.
Whitley Place caters to varying budgets, offering single-family homes starting in the $800s and $900s, as well as multi-million-dollar custom homes. Similarly, Lakes of La Cima provides options ranging from the $400s to over $1 million.
These master-planned communities offer renters access to resort-style amenities like pools, clubhouses, and extensive trail systems, making Prosper a top choice for those seeking luxury living north of Frisco.
Entertainment, Dining, and Activities
These cities go beyond offering great living spaces – they’re packed with entertainment, dining, and outdoor activities that cater to a wide range of interests. Whether you’re drawn to historic charm, modern attractions, or outdoor adventures, there’s something for everyone.
Restaurants and Shopping Centers
McKinney’s Historic Downtown is a must-visit for foodies and shoppers alike. Its downtown square is home to a variety of unique shops and local restaurants, all conveniently within walking distance.
In Allen, the modern Watters Creek Village blends shopping, dining, and entertainment into one walkable district. Regular events and a mix of casual and upscale dining options make it a hotspot for locals. For those who love a good deal, the Allen Premium Outlets is a treasure trove of designer brands at discounted prices. This outlet mall is a favorite destination for shoppers across North Texas, offering a wide selection of stores.
In Prosper, dining and shopping are seamlessly integrated into master-planned communities. These developments often feature mixed-use spaces, combining residential areas with retail and restaurant options, so residents don’t have to venture far for their needs.
But there’s more to these cities than just dining and shopping. They also offer plenty of opportunities to enjoy the great outdoors.
Parks, Trails, and Outdoor Recreation
Outdoor enthusiasts will find no shortage of options in these cities, with parks, trails, and recreational activities that cater to nature lovers and active residents alike.
Across Collin County, you’ll find excellent opportunities for fishing, boating, hiking, and park exploration. Lavon Lake is a standout spot for fishing and boating, boasting a maximum depth of 38 feet. Keep in mind, you’ll need a Texas hunting and fishing license, and boaters must have a state-issued boater’s license.
If hiking is more your speed, the Trinity Trails system offers over 40 miles of scenic paths throughout the region. Popular destinations include the Arbor Hills Nature Preserve, which features both paved and natural trails, and Erwin Park, known for its excellent cycling trails that also welcome hikers.
Each city also has its own standout parks:
| Park Name | Highlights | City |
|---|---|---|
| Hardy Eubanks | Covered Seating, Large & Small Play Structures | McKinney |
| Bonnie Wenk | Shaded Seating, Nature Trails, Ropes Course, Dog Park | McKinney |
| Spirit Park | Large & Small Play Structures | Allen |
| Twin Creeks Park | Zip Line, Ropes, and Rocks | Allen |
| Frontier Park | Windmills Playground, 79.7 Acres of Hiking and Biking Trails | Prosper |
| Prairie Park | Western Theme, Loop Trail | Prosper |
For those willing to explore a bit further, nearby state parks like Cedar Hill State Park in Dallas County and Ray Roberts Lake State Park in Denton County offer even more outdoor adventures.
Local Events and Community Activities
Community events play a big role in the vibrant social life of these cities, offering something for everyone throughout the year.
In McKinney, annual events bring residents together in Historic Downtown. Highlights include the Krewe of Barkus Mardi Gras Dog Parade in late winter, Arts in Bloom in April, and the lively Red, White and BOOM! July 4th celebration, which features a parade, carnival, concert, and fireworks. Fall ushers in Oktoberfest, while the holiday season is celebrated with Home for the Holidays: A McKinney Christmas.
Allen centers many of its events around the vibrant Watters Creek Village. Wellness Wednesdays feature activities like Pure Barre on the Village Green, while music lovers can enjoy live performances during the Concerts by the Creek series every Saturday through late summer. The Summer Market Series combines local vendors, brunch options, and craft brews for a community-focused experience.
In Prosper, events are often tied to the town’s master-planned communities, creating close-knit neighborhood vibes. Details on upcoming events can be found on the town’s official website.
These activities and events bring neighbors together and create a strong sense of community, making the northern suburbs of Frisco an appealing choice for those seeking a mix of suburban charm and an active social scene.
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Transportation and Commuting Options
Living in McKinney, Allen, and Prosper offers a straightforward commute, thanks to well-connected highways. These routes make getting to work easier, and alternative roads can help sidestep rush-hour traffic, adding convenience for renters in these expanding suburbs.
Highway and Tollway Access
Three major roadways – Dallas North Tollway (DNT), US-75 (Central Expressway), and the Sam Rayburn Tollway (SH 121) – link these northern suburbs to key job hubs across North Texas. While these highways provide reliable access, peak traffic hours (7:00–9:00 a.m. and 4:30–6:30 p.m.) can lead to congestion, particularly on the Dallas North Tollway and U.S. Highway 380.
To navigate these challenges, many commuters opt for local roads during rush hours. Ongoing infrastructure projects, including tollway expansions, aim to ease traffic flow and improve driving conditions. These improvements are essential for managing the region’s rapid growth and the varied commute times that come with it.
Commute Times to Work Centers
The area’s growing population has led to heavier traffic during peak hours, making commute times longer for many residents. However, starting your drive earlier – around 6:00 a.m. to 6:30 a.m. – can help avoid the worst delays. Navigation tools like Waze or Google Maps are also helpful for finding the quickest routes in real time.
Allen residents often enjoy shorter commutes, thanks to their proximity to US-75. Meanwhile, commute times in McKinney and Prosper depend on how far you are from major highways, with some routes taking significantly longer during rush hour.
Public Transit and Other Transportation
Public transit options in these suburbs are limited compared to larger cities, so most residents rely on personal vehicles. Collin County Transit is the primary service available, operating on weekdays from 6 a.m. to 8 p.m. and weekends from 8 a.m. to 8 p.m.. This service covers areas like McKinney, Prosper, and Celina, offering both paratransit and fixed-route options for eligible riders. While DART buses don’t run directly in these cities, Collin County Transit connects riders to DART rail stations.
Fares for the service are distance-based, with a capped maximum for longer trips.
For those who prefer ride-hailing, Uber and taxis are available, though reliability can vary. In suburban areas, some Uber drivers may cancel trips, making alternatives like DFW Taxi Express more dependable. This service offers 24/7 support and a variety of vehicle options, including sedans, SUVs, and even limousines, along with airport transportation.
Cycling infrastructure exists but is more suited for recreation than daily commuting due to the suburban layout and distances between neighborhoods and employment centers.
Looking ahead, Frisco is exploring plans to expand transportation with light rail and additional bus routes, which could eventually benefit nearby communities. Until then, owning a reliable car remains essential, and the limited public transit options should be a factor when deciding where to live. These potential developments highlight the area’s ongoing growth and its appeal for renters looking to balance convenience with suburban living.
Pros and Cons of Each City
City Comparison: Benefits and Drawbacks
Each city north of Frisco brings its own set of advantages and challenges. According to RentCafe, McKinney ranks as the top city for renters, thanks to its blend of affordability, high-quality apartments, and overall livability. With 83% of its rentals classified as high-end and a cost of living 2.5% below the national average, McKinney stands out. Nearly one-third of its rentals were built in the last five years, making it a modern and appealing choice for many. However, there are trade-offs – longer commutes and limited public transit options make car dependency a necessity. Around 46% of residents face commutes longer than 30 minutes, which can be a drawback.
Allen offers a balance of affordability and accessibility. With excellent highway connections, residents can reach downtown Dallas in under 30 minutes. The average rent is $1,880 per month, reflecting its prime location and robust job market. Allen also boasts good public schools, diversity, and a mix of suburban and urban perks. That said, its rental costs are higher than McKinney’s, though still more affordable than many other suburbs in the area.
Prosper caters to those seeking spacious, upscale living. Apartments here average 1,051 square feet, providing more room than typical suburban rentals. However, luxury comes at a price – 93% of listings exceed $2,101 per month, making Prosper the most expensive option among the three.
Here’s a quick comparison of the cities:
| City | Average Rent | Cost of Living vs. National Average | High-End Rentals | Main Advantage | Main Drawback |
|---|---|---|---|---|---|
| McKinney | $1,412 | 2.5% below | 83% | Best overall value | Longer commutes |
| Allen | $1,880 | Not specified | Not specified | Highway access | Higher cost |
| Prosper | $1,877 | Not specified | 93% of listings > $2,101 | Largest apartments | Most expensive |
Despite their differences, all three cities benefit from Collin County’s reputation for offering a high quality of life. The county has been recognized as the best place to live in Texas for 2025, thanks to its strong schools, job opportunities, and overall livability. McKinney, in particular, stands out with a crime rate 54% lower than the national average.
For renters on a budget, McKinney provides a winning combination of affordability and quality. Those prioritizing a shorter commute to Dallas may find Allen more convenient, while Prosper appeals to those willing to pay a premium for extra space and luxury amenities.
Conclusion: Choose Your Home North of Frisco
The cities north of Frisco each bring something special to the table, whether you’re looking for affordability, convenience, or a touch of luxury. Take McKinney, for example – it strikes an ideal balance with high-quality living at prices 2.5% below the national average. With 83% of apartments classified as high-end, a low unemployment rate of 3.5%, and a 48% growth in renter income, it’s a strong contender for those seeking both value and opportunity.
If convenience and accessibility are your priorities, Allen might be your match. This suburban gem boasts 67 parks, top-rated A+ schools, and a lifestyle that blends comfort with practicality. For those craving upscale, spacious living, Prosper stands out with its impressive median household income of $215,000 and a community-driven vibe that feels welcoming and exclusive at the same time.
These cities collectively offer a snapshot of what suburban living can look like: excellent schools, low crime rates, and amenities that cater to a wide range of lifestyles. They’re perfect for renters looking for alternatives to Frisco’s premium market without compromising on quality.
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FAQs
How do McKinney, Allen, and Prosper differ in lifestyle and amenities for renters?
McKinney is known for its luxury apartments and a refined atmosphere, perfect for those who enjoy a polished and laid-back lifestyle. Prosper, on the other hand, brings small-town charm to the table, emphasizing family-friendly living and boasting top-rated schools, making it an excellent option for renters focused on community and education. Allen offers a well-rounded mix with affordable rent, urban conveniences, and a friendly neighborhood vibe.
Each of these areas has its own distinct character, so the best choice depends on whether you’re drawn to upscale living, a family-focused environment, or a combination of affordability and modern amenities.
What are the commute times and transportation options for renters in McKinney, Allen, and Prosper?
Commute times differ a bit between these cities. In McKinney, the average one-way commute is around 29 minutes, which is a touch longer than the national average of 26 minutes. The majority of residents – over 80% – get to work by car.
Allen and Prosper also lean heavily on driving as the main mode of transportation since public transit options are quite limited. Rideshare services like Uber are readily available, and short trips between these cities usually take less than 15 minutes. For renters, having a car is highly recommended to make getting around more convenient and accessible.
What are the best neighborhoods in Frisco, McKinney, Allen, and Prosper for renters who want modern amenities at a reasonable price?
In Frisco, neighborhoods like Stonebriar and Newman Village shine for their blend of affordability and upscale perks. Stonebriar is centrally located, offering quick access to shopping and dining options, while Newman Village delivers resort-style living for those who enjoy a more luxurious lifestyle.
Over in McKinney, Craig Ranch stands out as a vibrant community filled with parks, trails, and a welcoming atmosphere. It’s a fantastic choice for renters seeking modern apartments paired with outdoor amenities. Meanwhile, Allen features Watters Creek, a buzzing neighborhood with stylish rental options and walkable access to restaurants and entertainment. If you’re looking for a quieter suburban vibe, Prosper might be the perfect fit. Communities like Windsong Ranch come with impressive features, including a lagoon and state-of-the-art fitness centers.
These neighborhoods strike a great balance between convenience, modern living, and value, making them some of the best options for renters in the North Dallas suburbs.
