Historic Downtown Vs. New Builds In McKinney

Which feels more like home: a front porch shaded by mature oaks just steps from the square, or a brand-new floor plan with a sparkling community pool nearby? If you are deciding between McKinney’s historic downtown and a new-build community, the choice can feel big. You want a home that fits your lifestyle and budget without hidden surprises. This guide highlights the real tradeoffs so you can compare costs, rules, maintenance, commute, and resale potential. Let’s dive in.

Quick fit guide

Choose historic downtown if

• You value character, walkability, and proximity to Main Street dining, shops, and events.
• You want unique architecture, mature trees, and established neighborhoods.
• You are comfortable with potential renovation work and navigating preservation rules.
• You plan to prioritize lifestyle over maximum square footage.

Choose a new build if

• You want modern systems, open layouts, and lower immediate maintenance.
• You prefer community amenities like pools, trails, and playgrounds.
• You want builder warranties and energy-efficient features.
• You need larger garages, flexible spaces, and newer infrastructure.

Price and value drivers

Downtown homes near the square are valued for location, historic details, and walkability. New builds tend to command a premium for modern finishes, energy efficiency, and community amenities. Price per square foot varies by exact location, condition, and renovations. To compare apples to apples, pull recent comps from the local MLS and review tax history records for each property.

• For current comps, request NTREIS data from your agent or review MLS summaries. Learn more about the MLS at the NTREIS site.
• Check tax history and assessed values through the Collin County Appraisal District.
• For broader market context, use the Texas A&M Real Estate Center for regional trends.

Tip: Avoid relying on static price charts you find online. McKinney inventory and pricing shift quickly by neighborhood and by property condition.

Architecture and layout

Historic homes around the square often feature Victorian, Craftsman, and early 20th-century bungalow styles. Expect front porches, period woodwork, and compartmentalized rooms that reflect the era. Lot sizes can be smaller with alley access and limited garage space in some areas.

New builds typically offer open-concept layouts, larger primary suites, walk-in closets, and modern kitchens. Many come with 2–3 car garages and flexible spaces for offices or playrooms. Lot sizes vary by subdivision. Some master-planned communities offer generous yards, while closer-in infill can be more compact.

Maintenance and hidden costs

Older homes often carry near-term upkeep and renovation needs. Think roofing, foundation, plumbing, electrical updates, and possible lead-based paint or older wiring in pre-1980s structures. You may also need specialized contractors for period-correct repairs and finishes. If the home sits in a historic district, exterior changes could require additional review and permits.

New construction typically reduces immediate maintenance, and builder warranties offer a safety net for workmanship and structural issues for defined periods. That said, you will likely have HOA rules to follow. Always review what is covered under warranties and what falls to you.

Inspection tips:

• For historic homes, hire an inspector comfortable with older structures. Consider specialty checks like chimney, lead paint, asbestos, and a termite inspection.
• For new builds, schedule independent inspections at key stages, such as pre-drywall and final walkthrough, to catch construction issues early.

Energy and utilities

Most new homes include improved insulation, efficient HVAC, double-pane windows, and energy-rated appliances, which can lower utility bills. Older homes vary widely depending on prior upgrades. Retrofitting insulation, windows, or HVAC can close the gap but comes with upfront costs. To understand potential savings and features, review builder efficiency specs and consult neutral guidance from ENERGY STAR.

Rules and preservation

If a property is in a designated historic district, exterior changes may require a design review and specific materials. This process protects neighborhood character, but it can add steps and costs to your renovation timeline. Start with the City’s guidelines and confirm requirements with staff before planning work. The City of McKinney’s planning and historic resources are a good first stop, and the Texas Historical Commission offers state-level guidance on preservation and historic designation.

New-build neighborhoods will have city building codes, subdivision covenants, and HOA rules. Ask for the covenants, conditions, and restrictions (CCRs), design standards, and any architectural review procedures. If your community is still building out, ask about future phases and completion timelines.

Financing and insurance

Most loan types apply to both property types. Older homes in poor condition may face appraisal or lender-required repairs. Appraisers often rely on nearby historic comps rather than new-build neighborhoods, so valuation can be nuanced.

Insurance for older homes can be higher if systems are outdated or if specific materials raise replacement costs. Always request quotes early in the process. Also verify flood zone status and any prior water events. Use the FEMA Flood Map Service Center to review floodplain information.

Schools, commute, and amenities

Historic downtown offers high walkability to restaurants, boutiques, and cultural events. New communities often provide pools, trails, playgrounds, and planned programming. School boundaries matter for many buyers. To confirm which schools serve a specific address and to review official updates, visit McKinney ISD.

Commutes depend on your job location. Downtown is near local services, while outer subdivisions may provide more direct access to regional routes like US-75 or US-380. Always test-drive your routes at the times you expect to travel.

Resale and marketability

Renovated historic homes often appeal to buyers seeking character and walkability near Main Street. The buyer pool can be passionate and focused, which supports resale if the property is well maintained and updated with respect for its era.

New builds attract buyers who want turnkey convenience, modern layouts, and community amenities. Warranties, energy features, and move-in readiness can help on the resale side, especially if the home shows well and the community is still in demand. In both cases, condition and presentation drive outcomes. Strategic upgrades and polished staging will set your home apart, no matter the age.

How to decide: a simple plan

1. Clarify your lifestyle. List your top five daily needs, from walkability to home office space.
2. Map total cost of ownership. Include taxes, expected utilities, HOA fees, and near-term maintenance or upgrades. Use the Collin County Appraisal District for tax history.
3. Walk the neighborhoods. Visit downtown morning, afternoon, and evening. Tour new communities on weekdays and weekends.
4. Get the facts. Pull MLS comps through your agent or explore the NTREIS framework for how comps are compiled.
5. Verify rules and risks. Review city preservation guidelines, HOA CCRs, warranties, and flood maps from FEMA.
6. Plan inspections and quotes. Price out renovations, energy upgrades, and any builder options that impact resale.
7. Decide with confidence. Choose the home that fits both your budget and your daily rhythm.

Checklists

Buyer checklist: historic downtown

• Pull recent MLS comps for the exact grid near the square, not suburban comps.
• Hire an inspector experienced with older homes, and add specialty inspections as needed.
• Review City historic-district regulations and the design review process through the City of McKinney.
• Verify property lines, easements, alley access, and parking.
• Request renovation records, permits, and utility upgrades from the seller.
• Get insurance quotes and check flood status via FEMA’s map center.
• Confirm school boundaries with McKinney ISD and check tax history at CCAD.

Buyer checklist: new build

• Get the builder warranty in writing, including structural coverage terms and timelines.
• Review CCRs, HOA rules, fees, and any special assessments.
• Hire an independent inspector for pre-drywall and final inspections.
• Ask about community buildout timelines, future phases, and nearby planned development.
• Confirm energy-efficiency specs and included features. Use ENERGY STAR guidance to understand ratings.
• Verify utility hookups and what upgrades are included vs optional.

Seller checklist: historic downtown

• Gather historic records, prior permits, and maintenance receipts.
• Order a pre-listing inspection to prioritize repairs and ROI-focused updates.
• Confirm any historic-district disclosures and highlight period features with targeted staging.
• Discuss with your agent which kitchen, bath, or systems updates will widen the buyer pool while respecting character.

Seller checklist: new build

• Compile all builder warranties and note transfer rules.
• Prepare HOA documents, resale certificates, and amenity details.
• Complete any remaining punch-list items and invest in landscaping touch-ups to maximize curb appeal.

Next steps

Whether your heart is set on the square or you are drawn to a fresh floor plan, the right guidance makes the decision easier. If you want help comparing total costs, verifying rules, and building a smart offer or listing plan, reach out. Asha Rani offers boutique, high-touch service backed by Coldwell Banker’s marketing power to help you move forward with confidence.

FAQs

What are the key differences between historic downtown and new builds in McKinney?

• Downtown homes offer character and walkability with potential preservation rules and higher near-term maintenance, while new builds provide modern layouts, warranties, and lower immediate upkeep in amenity-rich communities.

Do historic homes in McKinney cost more to insure?

• They can, especially if systems are older or materials increase replacement costs; get local quotes early and verify flood status using the FEMA Flood Map Service Center.

Are there restrictions on renovating a historic home near McKinney’s square?

• Yes, if in a historic district, exterior changes may require design review and permits; start with the City of McKinney’s resources and consult the Texas Historical Commission for state guidance.

What warranties come with new-build homes in McKinney?

• Builders typically offer workmanship coverage for a limited time and longer structural warranties; get terms in writing and confirm what is included vs excluded before closing.

How do schools and commutes compare between downtown and new communities?

• Downtown prioritizes walkability to local amenities, while outer communities may offer more direct access to regional highways; verify school boundaries and official updates at McKinney ISD.