Erwin Farms
A roughly 550-home master-planned community on the north side of McKinney, tucked between Wilmeth Road and Bloomdale Road just west of Hardin Boulevard — next door to the 212-acre Erwin Park and about five minutes from US-75. New construction is still delivering, resales from the first phases are trading in the high $400s, and the HOA is one of the more affordable in the area. Here's what it costs to live there, where the kids go to school, how the taxes work, and what the payment looks like.
A newer McKinney neighborhood with a 212-acre park for a back fence.
South of Bloomdale Road (County Road 164), north of Wilmeth Road and west of Hardin Boulevard. Sales center at 4000 Calderwood Drive.
Erwin Farms is what north McKinney has been turning into over the last decade: open farmland between the old town and the county line, platted into villages of brick-front homes on 50-, 60- and 80-foot lots. The first phases started delivering around 2016 with Beazer, Megatel and Pulte; Beazer's section is sold out, and Pulte is still building the later phases, with Centurion American developing the lots. At build-out the HOA expects close to 550 homes.
The thing that sets it apart from the other subdivisions along the 380 corridor is the park next door. Erwin Park is a 212-acre city park with about 10 miles of mountain-bike single track maintained by DORBA, a rustic campground, a playground, picnic pavilions and a fishing pond — and the neighborhood has direct access to it. Most homes are three to five bedrooms and roughly 1,700 to 3,600 square feet; the newest Pulte plans run 2,600 to 3,300 square feet.
Photos: McKinney parks by Michael Barera, Prianxi and Mistermckinney, CC BY-SA 4.0, via Wikimedia Commons.
Low dues, and no MUD or PID on top of them.
Dues run about $264–$268 a quarter (roughly $1,060 a year) — a fraction of what the big Frisco and Prosper master-plans charge — and the neighborhood sits inside McKinney city limits with no special-district tax.
Pool & splash pad
A resident pool with a kids' splash pad at the amenity center; access is by activated key fob from the HOA.
Community center
The clubhouse hosts HOA events and can be reserved by residents.
Playground & trails
A neighborhood playground and walking paths that tie into Erwin Park's trail system next door.
Erwin Park
212 acres of city park on the neighborhood's edge: mountain-bike trails, camping, pavilions, a pond and open prairie. Pavilion and campsite reservations are cheaper for McKinney residents.
Buying here? Ask the HOA for the current dues, resale certificate and any special assessments before your option period ends — we can help you read them.
McKinney ISD, with the feeder pattern depending on your phase.
McKinney ISD redrew north-side attendance zones for 2024–25 as the newer campuses opened. Confirm the exact feeder for any address at mckinneyisd.net before you write an offer.
Assignments per McKinney ISD and listing data; rankings change year to year, so check Niche or TEA for the current ratings. Collin College's Central campus in McKinney is about 10 minutes away.
Where prices are right now.
A buyer's-leaning market in 2026: McKinney values are off their 2022 peak, new-build incentives are back, and resales from the first phases compete directly with the builder's quick move-ins.
Sources: builder and MLS aggregator listings for Erwin Farms (October 2026); ZIP 75071 market reports May–July 2026; Zillow Home Value Index for McKinney (July 2026); Redfin McKinney median sale price (three months ending September 2026). Figures are neighborhood- or city-wide; individual phases run higher or lower. Updated October 2026.
Five minutes to 75, ten to the square.
US-75 (Central Expressway)
Exit 42A at Wilmeth Road is about 5 minutes east. Allen and Plano's corporate corridor are 20–25 minutes south; downtown Dallas is about 40.
US-380 & the retail
Hardin to 380 is a few minutes: 380 Towne Crossing, Craig Crossing and Costco are right there, and the Tollway ends at 380 for the drive west to Frisco and Legacy West (20–25 minutes).
Downtown McKinney
About 10 minutes to the square, the courthouse, and the restaurants along Louisiana Street. Baylor Scott & White McKinney and Medical City McKinney are both 10–15 minutes.
Property taxes
Collin County, City of McKinney, McKinney ISD and Collin College — about $1.75 per $100 of value in 2025, with no MUD or PID. Run any address through our Property Tax Estimator for the exact entities and the homestead math.
What an Erwin Farms payment looks like.
At Erwin Farms prices every common loan size is comfortably under the 2026 conforming limit of $832,750, so the question isn't jumbo versus conventional — it's which program fits your down payment, your credit and your timeline. Three common paths at a $500K purchase:
$25K down leaves a $475K loan. Mortgage insurance applies until you reach 20% equity, and it drops off automatically at 22% — on a newer home that appreciates, that can happen faster than you'd think.
Run the payment$17.5K down and more forgiving credit guidelines. The trade is FHA's mortgage insurance, which stays for the life of the loan at this down payment — many Erwin Farms buyers refinance to conventional once they have the equity.
How FHA worksVeterans with full entitlement can finance 100% here with no monthly mortgage insurance. The funding fee is financed, and it's waived for veterans with a VA disability rating.
VA in TexasLoan amounts are illustrations at a $500,000 purchase price and do not include closing costs, prepaids or escrows. Program eligibility, rates and terms depend on credit, income, assets and property; all loans subject to credit approval. Not a commitment to lend. See 2026 Texas loan limits for every county.
Erwin Farms FAQ
Is Erwin Farms in a MUD or a PID?
No. Erwin Farms is inside McKinney city limits, so you pay Collin County, City of McKinney, McKinney ISD and Collin College — roughly $1.75 per $100 in 2025 — with no municipal utility district or public improvement district on top. That's a real monthly difference versus the newer developments north of the city that carry a MUD. Verify on the Collin CAD record for any specific address.
Which schools are my kids zoned to?
McKinney ISD. Most of the neighborhood feeds Naomi Press Elementary, Scott Johnson Middle and McKinney North High, but the district rezoned north McKinney in 2024–25 as Vega Elementary and other campuses opened, and some phases now go to Vega or Cockrill Middle. Use the address lookup at mckinneyisd.net before you commit.
Is there still new construction?
Yes. Pulte is still building in the later phases (sales center at 4000 Calderwood Drive), with new homes listing from the high $400s to the high $600s in late 2026. Beazer's section is sold out, so the 2016–2019 homes are resale only.
What do the HOA dues cover?
About $264–$268 a quarter covers the pool and splash pad, the community center, the playground and common-area landscaping. Unlike some Frisco master-plans, it does not include your own yard maintenance — which is a big reason the dues are a fraction of theirs.
Can I actually get into Erwin Park from the neighborhood?
Yes — the community sits on the park's edge with access to its trail system. Erwin Park is a city park, so there's no fee to use the trails; the campground and pavilions are reserved through the City of McKinney, at resident rates.
What should I budget for taxes and insurance?
Plan on about 1.75% of assessed value less the homestead exemption for taxes, plus hazard insurance that has climbed sharply in North Texas since 2023. Newer roofs and construction help on the insurance side. Our tax estimator gives the exact entity breakdown; we'll quote insurance with your pre-approval.
Get pre-approved by a lender up the road.
Texas Made Mortgage is based in Frisco, 20 minutes down 380, and we lend all over McKinney. We know the McKinney ISD zoning questions, the builder-incentive math and the Collin County tax picture — and we'll have a fully reviewed pre-approval ready before your first showing.
