Kings Ridge
West Plano's Hilltop Community with Character
About the Neighborhood
- Homes
- 579
- Built
- 2000–2018
- Avg. Home Size
- ~3,795 sq ft
- Size Range
- 1,994–8,083 sq ft
- Avg. Lot Size
- ~9,268 sq ft
- Location
- West Plano, 75024
- County
- Denton
- School District
- Lewisville ISD
- Status
- Fully Built Out
- HOA Fees
- $1,000/yr
Developed in the early 2000s on former farmland with rare natural elevation changes, Kings Ridge offers something uncommon in North Texas: genuine hills. This 579-home community rises above the surrounding terrain, creating views, topography, and a sense of place that feels more Hill Country than suburban Dallas.
What makes Kings Ridge special isn't just the rolling landscape and fountain-lit ponds—it's the authentic community spirit. This is a neighborhood where residents actually know their neighbors, where the annual National Night Out draws 400+ attendees, and where volunteers care for the community swans. The City of Plano recognized this with BEST Neighborhood Platinum Awards in 2016 and 2021.
The location delivers convenience without congestion: minutes from Legacy West's corporate campuses and Grandscape entertainment, yet tucked away on a hilltop with limited through-traffic. For professionals at Toyota, JPMorgan Chase, or PepsiCo—all within 5–10 minutes—it's an unbeatable combination of accessibility and tranquility.
What It's Like to Live Here
Natural Amenities
Kings Ridge isn't a resort-style community with a clubhouse and pool—its appeal is more organic. Two large ponds with illuminated fountains and resident swans anchor the neighborhood. Shady Brook Trail connects to Plano's broader trail system for walking and biking. The rolling hills with approximately 50 feet of elevation change are genuinely rare for North Texas, and a mature tree canopy of live oaks, Texas ash, elms, and maples gives the neighborhood an established, shaded character. Small park areas and green spaces are scattered throughout, and the adjacent creek areas are home to a wildlife corridor including bobcats, coyotes, hawks, and owls.
Community Culture
The active HOA sponsors frequent social events—National Night Out (the largest HOA-sponsored in Plano for over a decade, averaging 400+ attendees), movie nights, chili contests, holiday celebrations, and a fall festival. A strong neighborhood watch program has earned recognition from the Plano Police Department for an exceptionally low crime rate. Resident-organized interest groups include book clubs and moms' groups. The City of Plano awarded Kings Ridge BEST Neighborhood Platinum status in both 2016 and 2021—one of only two neighborhoods to receive it out of hundreds.
Who Lives Here
Corporate Professionals. The core demographic. Executives and managers at Legacy's corporate campuses (Toyota, JPMorgan Chase, PepsiCo, Liberty Mutual) who want a short reverse commute and a beautiful home with genuine community.
Established Families. Parents prioritizing excellent schools, safe streets, and authentic community culture. The 4–5 bedroom homes naturally attract families needing space for kids and modern living.
Empty Nesters. Retirees and near-retirees who want peaceful, secure surroundings without sacrificing access to shopping, dining, and healthcare. Limited single-story inventory (25 homes out of 579) means empty-nesters seeking one-level living may face extended search times.
Corporate Relocations. Transfers to DFW often land here. The combination of location (near jobs), schools (competitive), and welcoming community culture eases the adjustment.
How Kings Ridge Is Performing
Based on 44 sales over the past two years (2024–2025). Kings Ridge consistently ranks among the top-selling neighborhoods in 75024 — well-priced homes move at nearly three times the pace of the broader luxury segment.
Matt's Take
Plano-focused REALTOR® · Compass
Kings Ridge solves a specific challenge for buyers: finding newer luxury construction (early 2000s) with genuine community character, convenient Legacy West access, and real value compared to ultra-luxury gated options. The 21-day median time on market tells you everything—well-priced homes move fast because informed buyers recognize the value proposition.
The LISD school assignment surprises some buyers initially, but Hebron High School's strong reputation typically resolves concerns quickly. What keeps people here long-term (many original 2000–2001 residents remain) is the combination of beautiful homes, engaged neighbors, and that rare quality: a neighborhood that actually feels like a community.
If you're considering Kings Ridge, understand the market moves efficiently. Limited inventory (fully built out, high retention) plus strong demand means hesitation costs opportunities. When the right home hits the market, competition emerges quickly.
Honest Considerations
Every neighborhood has trade-offs. Here's what to factor into your decision.
Noise from Grandscape
In 2017, Lava Cantina's outdoor concert venue opened at Grandscape, and Kings Ridge residents heard amplified music from miles away, disrupting evening tranquility. The community organized and filed formal noise complaints. The venue added barriers and agreed to volume limits.
Noise has improved but hasn't vanished. Some residents on the western edge still hear bass during loud concerts. Not every night, and not as disruptive as 2017–2018, but it's a consideration. Most residents have adapted—concerts are occasional, and many eastern/southern homes barely notice. But if you need absolute silence after 8 PM, visit the neighborhood on a weekend evening before buying.
Traffic & Access
Limited access points keep the neighborhood peaceful but can create delays exiting onto Spring Creek Parkway during rush hour or Grandscape events. Weekday mornings (7–9 AM) and evenings (5–7 PM), residents report 5–15 minute delays. City of Plano adjusted signal timing and The Colony extended Headquarters Drive for additional routing—traffic improved from the worst period (mid-2010s) but remains a friction point during peak times.
If your commute is flexible (remote work, off-peak hours) or you travel against traffic (reverse commute to Legacy West), this is a non-issue. If commuting eastbound to central Plano/Richardson daily at 8 AM, factor the occasional 10-minute exit delay into your decision.
Age of Homes & Maintenance
With builds spanning 2000–2018, most Kings Ridge homes approach or pass the 20-year mark where major systems need replacement. Typical capital expenditures: roof ($15–25K, 20–25 year lifespan), HVAC ($12–20K, 15–20 years), water heater ($2–4K, 10–15 years), plus ongoing foundation maintenance (Texas soil movement requires watering systems).
Budget $30–50K for deferred maintenance unless the home has recent updates documented. Request inspection reports on foundation, roof condition, and HVAC age. The good news: Kings Ridge builders (David Weekley, Toll Brothers) have reputations for quality. Foundation issues aren't epidemic. Most homes have held up well with proper maintenance.
School District Consideration
Being in LISD vs. PISD matters to some buyers. While Hebron High School is highly rated, families specifically seeking Plano West High School or the PISD brand need to look elsewhere. For buyers unfamiliar with LISD's quality, visiting the campuses and speaking with current parents typically resolves concerns.
Everything Else You'd Want to Know
The Homes — Architecture & What to Expect
Kings Ridge showcases an eclectic mix of luxury architectural styles—Texas Traditional estates, Mediterranean villas, English Tudor manors, and transitional designs. It's one of the few Plano neighborhoods where you'll see EIFS stucco-style homes, creating visual variety that distinguishes it from cookie-cutter subdivisions.
Multiple premium builders (David Weekley Homes, Toll Brothers, Sotherby Homes, Oakley Custom Homes, Grand Homes) contributed to the community's development, each bringing their signature styles and quality standards. This builder diversity means no two streets look identical—a feature residents appreciate.
Homes feature early 2000s luxury hallmarks: soaring ceilings, open floor plans, chef's kitchens, dramatic facades with stone veneer and bay windows, and long driveways leading to oversized garages. Many properties include resort-style backyards with pools, spas, outdoor kitchens, and professionally landscaped gardens designed for year-round Texas outdoor living.
What $817,500 Gets You (Median Price)
At the 2025 median, buyers typically find 3,500–4,000 sq ft of living space with 4–5 bedrooms and 3–4 bathrooms on a quarter-acre-plus lot with mature landscaping. Expect a two-story traditional or Mediterranean design with updated kitchen (granite/quartz, stainless appliances), master suite with spa bath, game room or media room, and a 3-car garage. Roughly 50% of homes have a pool.
Price Bands & Buyer Segments
$620K–$750K — Entry Tier. Smaller footprint homes (2,500–3,200 sq ft), often needing cosmetic updates. Attracts first-time luxury buyers, young families upgrading from mid-market Plano neighborhoods.
$750K–$1M — Core Market. The sweet spot—60–70% of inventory. Well-maintained 3,500–4,500 sq ft homes, many with pools. Target buyer: established professionals, corporate relocations, families prioritizing schools and community.
$1M–$1.4M — Upper Tier. Estate homes (4,500–6,000+ sq ft), premium lots, extensive upgrades, resort-style outdoor living. Appeals to executives, entrepreneurs, empty-nesters wanting single-story luxury.
$1.4M+ — Luxury. Rare inventory—custom estates on oversized lots, some approaching 8,000 sq ft. Competes with newer custom communities like nearby Bluff Hollow (starting $1.8M) but offers established charm and better value per square foot.
Schools — Lewisville ISD Important Details
Kings Ridge is part of Lewisville ISD despite the Plano address. This reflects the neighborhood's Denton County location at Plano's western edge.
Tom Hicks Elementary — Frisco location · Opened 2014 · 4 miles, 9 min. Newer campus with strong STEM programming and active parent engagement.
Arbor Creek Middle School — Carrollton · 7 miles, 13 min. Well-regarded LISD campus with robust electives, advanced band/orchestra, competitive athletics.
Hebron High School — Carrollton · 5 miles, 11 min. Competes academically and athletically with Plano's top high schools. Known for award-winning fine arts (theater, band), competitive sports, solid college prep coursework.
The LISD vs. PISD Question
Some buyers initially expect Plano ISD (especially Plano West High School) and discovering LISD assignment gives pause. Here's the practical reality:
Academic Quality. Hebron's performance metrics (test scores, AP participation, college readiness) track closely with Plano's top high schools. Both districts are highly rated.
Class Sizes. LISD zoning sometimes results in slightly smaller class sizes than PISD's most crowded campuses—a benefit for some families.
Athletic / Fine Arts. Hebron's programs are competitive with any PISD school. Students don't miss opportunities in sports, theater, or music.
Social Networks. Kings Ridge students attend school with peers from other nearby luxury neighborhoods (Shoal Creek, Normandy Estates), creating a cohesive social environment.
Property Taxes. Denton County vs. Collin County tax rates are comparable; LISD rates aren't meaningfully different.
Resale Impact. LISD assignment hasn't hindered Kings Ridge appreciation or market velocity (97.4% sold-to-list, 21-day median DOM). Buyers do their research, and those who prefer LISD sometimes choose Kings Ridge specifically for this reason.
Private School Access. The location offers convenient 15–20 minute access to numerous private schools including Covenant Christian Academy, Trinity Christian Academy, Shelton School, Providence Christian School, and Legacy Preparatory Christian Academy.
Where It Sits & Commute Times
Far West Plano (75024). Just south of SH 121 (Sam Rayburn Tollway) and 2 miles west of Dallas North Tollway. Primary entrance off Spring Creek Parkway.
Key Commute Times
Legacy West: 2.5 mi · 8 min · Toyota HQ: 3 mi · 8 min · JPMorgan Chase: 3 mi · 9 min · PepsiCo / Frito-Lay: 2.5 mi · 7 min
Grandscape: 1.8 mi · 5 min · Stonebriar Centre: 3.5 mi · 8 min · DFW Airport: 18 mi · 20 min · Downtown Dallas: 23 mi · 30 min
What's Nearby — Complete Guide
Grandscape (1.8 miles, 5 min)
The Colony's 400+ acre development: Nebraska Furniture Mart, Scheels sporting goods, restaurants (Seven Doors, Hard Eight BBQ, Truck Yard), outdoor concerts, Ferris wheel.
Legacy West (2.5 miles, 8 min)
Upscale dining (Del Frisco's Grille, Sixty Vines, True Food Kitchen), boutique shopping (Kendra Scott, Peloton, Bonobos), Legacy Food Hall, vibrant urban village atmosphere.
The Shops at Legacy (3 miles, 10 min)
Original Legacy development with established restaurants, entertainment, office towers.
Stonebriar Centre (3.5 miles, 8 min)
Frisco's anchor mall with Nordstrom, Macy's, Dick's Sporting Goods, 150+ retailers.
Grocery
Kroger (3 mi, 8 min), H-E-B (4 mi, 10 min), Costco (3 mi, 7 min).
Recreation, Parks & Entertainment
Arbor Hills Nature Preserve (3 miles, 7 min) — 200-acre sanctuary with paved/unpaved trails. Sunset Park (1 mile, nearly walkable) plus the neighborhood's own trails connecting to the Plano trail system. Gleneagles Country Club (4 mi), Cowboys Golf Club (6 mi). Grandscape outdoor concerts, Frisco RoughRiders baseball, FC Dallas soccer (Toyota Stadium), The Star (Cowboys facility), Scheels, iFLY, TopGolf, Main Event, Andretti.
Healthcare
All within 15–20 minutes: Medical City Plano, Texas Health Presbyterian Plano, Children's Medical Center Plano, Baylor Scott & White Frisco. Multiple urgent care locations within 5 miles.
Investment Perspective & Market Dynamics
Price Performance
The $817,500 median positions Kings Ridge firmly in Plano's luxury tier, representing a 54% premium over the city's overall median (~$530,000). This premium reflects desirability, location advantages, and quality housing stock.
Market Velocity
A 21-day median time on market signals strong demand. In the luxury segment where 60–90 days is typical, Kings Ridge homes move at nearly three times the normal pace when properly priced.
Pricing Efficiency
The 97.4% sold-to-list ratio indicates a well-informed market where sellers and buyers have aligned expectations. This tight 2.6% spread suggests minimal negotiation leverage for buyers—a hallmark of desirable neighborhoods where inventory scarcity supports seller pricing power.
Long-Term Value Drivers
Scarcity Factor. Fully built out with zero new construction pipeline. No risk of builder inventory flooding the market or adjacent development changing character.
Location Premium. The convergence of corporate employment (Legacy West corridor), retail/dining (Legacy West, Grandscape), and major highway access (SH 121, DNT) creates enduring demand drivers.
Community Stability. High resident retention and multi-generational families signal satisfaction and reduce volatility. Award-winning community engagement suggests strong social capital.
Value Context. At ~$215/sq ft median pricing, Kings Ridge delivers better value than tear-down/rebuild scenarios in older Plano luxury neighborhoods while offering more character and larger lots than new Frisco construction at similar price points.
Neighborhood Comparisons
Willow Bend
Southwest Plano, 75093 · $750K–$4.5M+ · 1980s–2000s · PISD.
Both luxury communities in the $800K+ range. Willow Bend offers PISD and established prestige; Kings Ridge offers newer construction, hills/topography, and better access to Legacy/Frisco employment. Willow Bend suits buyers prioritizing PISD; Kings Ridge appeals to those wanting newer builds and reverse commutes.
Lakeside on Preston
West Plano, 75093 · $850K–$4M · 1990s · PISD.
PISD option with lake views and central location. Homes slightly older with potentially dated layouts. Lakeside offers lake living prestige and PISD. Kings Ridge counters with topography (hills vs. flat), newer construction, and better Legacy access.
Shoal Creek
Adjacent · $700K–$2.5M · Similar era · LISD & PISD.
Immediate neighbor. Similar home quality and LISD or PISD schools depending on location within the neighborhood. Like Kings Ridge, many homes are adjacent to Shady Brook Trail and back up to green space. Half as many homes with slightly larger lots. Choose Shoal Creek for added privacy; choose Kings Ridge for open access and lower dues.
Adjacent · $1.4M–$5M+ · 2010s · LISD & PISD · Guard-Gated.
Brand-new custom construction with guard-gated security and resort amenities. Normandy offers newest product at significant premium—often $100–150/sq ft more than Kings Ridge plus higher HOA fees ($6,900/year vs. $1,000). For buyers wanting turnkey modern luxury, Normandy wins. For value-focused buyers, Kings Ridge delivers better bang for buck.
Bluff Hollow
Nearby · Starts $1.8M · Current construction.
New luxury neighborhood with homes starting well above Kings Ridge's upper tier. Minimal competitive overlap—buyers shopping $1.8M+ new construction aren't typically considering $800K resale. Bluff Hollow's presence nearby enhances Kings Ridge by association.
Value Summary. Compared to new construction, Kings Ridge offers 20–30% better value with mature landscaping and established schools. Compared to older luxury, early 2000s vintage means more modern layouts. Many buyers find Kings Ridge delivers 80% of the luxury experience at 50% of the price, with superior community culture that gates and guards can't manufacture.
HOA & Governance Details
Management: RealManage (Plano-based professional management). Governance: Resident-elected Board of Directors. Annual Dues: $1,000/year (~$80/month). Website: kingsridgehoa.net. Board Meetings: Monthly at local library (open to residents).
What's Covered
Common area maintenance (ponds, fountains, greenbelts, entry monuments), landscaping and tree care, professional management services, community events and programming, insurance and reserves.
Architectural Control Committee (ACC)
Reviews and approves exterior modifications including paint/material changes, fence installation, pool construction, patio covers, major landscaping, and roof replacements (color approval). ACC typically responds within 30 days.
Key Rules
Prohibited: Commercial use of residential properties, above-ground pools, extended RV/boat parking in driveways, unmaintained structures, unsightly storage visible from street.
Required: Lawn maintenance, property upkeep to community standards, trash can storage (not visible from street), prior approval for exterior changes.
Pets: Pet-friendly with no HOA breed restrictions beyond City of Plano ordinances. Most homes have fenced backyards. Note: active wildlife (bobcats, coyotes) in creek areas—keep cats indoors and supervise small dogs at dawn/dusk.
Short-Term Rentals: Prohibited. The City of Plano does not permit short-term rentals of single-family homes.
Future Development & Surroundings
Neighborhood Status. Fully built out (2000–2018) with no remaining lots for new construction. Character and density are locked in.
External Development. Most surrounding area is established neighborhoods, corporate campuses, and city parks. The west side borders Burlington Northern Railroad tracks and Indian Creek, the furthest edge of Plano.
Nearby — Bluff Hollow. Small 13-home luxury community currently under development across from Kings Ridge on the east side of Spring Creek Parkway. Non-gated custom homes starting $1.8M+. Differentiated from Kings Ridge by lack of amenities and small community size.
Area Improvements. Ongoing Legacy corridor commercial development and regional transportation upgrades enhance rather than disrupt the neighborhood. Plano's comprehensive plan maintains upscale residential character. The formerly undeveloped Grandscape-owned parcel on the north side of Kings Ridge is slated for a Costco — meaning no additional residential development in this corner of Plano. The remaining buildable land in the immediate area is effectively spoken for.
Frequently Asked Questions
Is Kings Ridge gated?
No. Kings Ridge has open access with monument entry signage. Some adjacent micro-neighborhoods (Kings Gate, Shoal Creek) are gated separately.
What are the HOA fees in Kings Ridge?
$1,000 per year (about $80/month), covering common area maintenance, landscaping, professional management, and community events.
What schools serve Kings Ridge?
Lewisville ISD: Tom Hicks Elementary, Arbor Creek Middle School, Hebron High School. Despite the Plano address, the neighborhood falls in LISD due to its Denton County location.
What is the price range for homes in Kings Ridge?
Kings Ridge homes range from $620,000 to $1,400,000, with a median sale price of $817,500 as of 2025. The median price per square foot is approximately $215.
How quickly do homes sell in Kings Ridge?
The median days on market is 21 days (2024–2025), significantly faster than luxury market norms of 60–90 days. Well-priced homes often receive multiple offers.
Are there single-story homes in Kings Ridge?
There are only 25 single-story homes out of 579 total. The vast majority (554 homes) are two-story properties. Empty-nesters seeking one-level living may face limited inventory and extended search times.
How many homes have pools in Kings Ridge?
Approximately 49.9% of Kings Ridge homes (298 out of 579) have private pools. There is no community pool.
Are short-term rentals allowed in Kings Ridge?
No. The City of Plano prohibits short-term rentals of single-family homes, so Airbnb / VRBO use is not permitted.
Let's Talk About Kings Ridge
I can walk you through current inventory, recent comparable sales, and what to expect at your price point — no pressure, just information.