Average Rent in Plano and Frisco TX 2026: What Collin County Landlords Can Charge

What is the average rent in Plano and Frisco in 2026?

The average rent in Plano was $1,736 a month in September 2026, and the average rent in Frisco was $1,840, according to the Zillow Observed Rent Index. McKinney sat at $1,741. Those are the headline numbers for Collin County's three largest rental cities, and they are a useful starting point. They are rarely the right price for a single-family house.

The reason is simple. A city-level average blends every rental on the market, and in Plano, Frisco and McKinney that mix is heavy with apartments and townhomes. A detached three- or four-bedroom house with a yard and a garage competes in a different pool. This guide gives you the verified numbers by city and by ZIP code, shows where your house is likely to land against them, and explains how to set a price that leases.

Definition: the Zillow Observed Rent Index (ZORI) is a smoothed, seasonally adjusted measure of typical asking rent on Zillow listings, calculated from repeat listings of the same units and reported for the middle of the market (the 35th to 65th percentile).

Collin County rents at a glance

Collin County's rental cities index between $1,734 and $2,112 a month, all above the city of Dallas at $1,604. Every figure below comes from the Zillow Observed Rent Index city file, downloaded November 14, 2026, with data through September 2026.

Source: Zillow Observed Rent Index, all homes plus multifamily, smoothed and seasonally adjusted, city and metro files; metro single-family series from the single-family file. Percent changes calculated by Flat Fee Landlord from the same files.

Three things stand out. Frisco is the most expensive of the big three, about $100 a month above Plano and McKinney. Plano and McKinney are now almost identical at the city level, a change from three years ago when McKinney indexed about $60 higher. And the newer cities to the north, Prosper and Celina, index above all three.

A note on revisions: Zillow recalculates the smoothed index as new listings arrive, so a month can move after it is first published. Our Dallas-Fort Worth average rent guide quoted the July 2026 release; the November download used here revised some of those July figures. Always compare months from the same download.

Average rent by ZIP code in Plano, Frisco and McKinney

Within each city, rent varies by $550 to $900 a month depending on the ZIP code, which is a bigger gap than the difference between the cities themselves. The Zillow ZIP-level index for September 2026:

Source: Zillow Observed Rent Index, ZIP code file, all homes plus multifamily, smoothed and seasonally adjusted, data through September 2026.

McKinney has the widest range of the three: the gap between 75069 and 75072 is $904 a month. Frisco's spread is $702 and Plano's is $559. Because the ZIP index is also an all-homes figure, the mix of apartments and houses in each ZIP code affects its average. A house in a lower-indexed ZIP code can still rent well above that ZIP's figure.

Frisco also crosses a county line. Zillow assigns ZIP codes 75033 and 75036 to Denton County and 75034 and 75035 to Collin County. The county does not change what a tenant will pay, but it does change your property tax bill, and that changes your return.

Why your house is not the average

If you own a detached single-family house in Plano, Frisco or McKinney, expect to price above the city averages in the tables above. Here is why.

Zillow publishes a single-family-only rent index for the Dallas-Fort Worth metro but not for individual cities. In September 2026, that single-family index was $2,345 a month, compared with $1,659 for all homes across the metro. Houses rented for about $686 more than the blended average. It is reasonable to expect a similar gap in Collin County, but there is no published city-level number that proves the exact size of it, so do not treat any single figure as your rent.

The house-versus-apartment split matters for another reason. Over the last year, the metro single-family index rose 2.0 percent while the all-homes index rose 1.0 percent. In other words, the softness in the blended averages has not shown up in the metro house index, which is one more reason not to price a house off a citywide figure.

What HUD says a two-bedroom is worth

The Department of Housing and Urban Development publishes a second, independent benchmark at the ZIP code level. Its Small Area Fair Market Rents are published for use in the Housing Choice Voucher program.

Definition: a Small Area Fair Market Rent (SAFMR) is HUD's gross-rent benchmark for a unit of a given bedroom count in a single ZIP code. Gross rent means it includes an allowance for utilities.

Source: HUD FY2026 Small Area Fair Market Rents, Dallas TX HUD Metro FMR Area, as compiled in our DFW rent report. City figures are unweighted averages of residential ZIP code benchmarks.

HUD's ranking matches Zillow's: Frisco above Plano, McKinney with the widest spread. Because these are gross rents for a two-bedroom unit, they are not a listing price for your three-bedroom house. They are most useful for two things: comparing ZIP codes against each other, and, if you are open to voucher tenants, seeing roughly where the payment standard sits for your ZIP.

Are rents going down in Plano, Frisco and McKinney?

Rents in Collin County have come down slightly from their peaks and are now roughly flat. They have not collapsed, and the last twelve months were steadier than the two years before them.

• Frisco peaked at $1,923 in March 2023 on the Zillow index. September 2026 is $1,840, about 4.3 percent below that peak, and down just 0.3 percent over the past year.
• McKinney peaked at $1,855 in July 2022. September 2026 is $1,741, about 6.1 percent below the peak, and still down 1.6 percent over the past year.
• Plano peaked at $1,789 in March 2023. September 2026 is $1,736, about 3.0 percent below the peak, and up 0.9 percent over the past year.

For a landlord, the practical takeaway is that last year's rent is a reasonable ceiling, not a floor. If your lease in McKinney renews this winter, a large increase is unlikely to hold up against current comparables. If your Plano tenant is paying below market, a modest increase may be justified. Your lease and notice terms govern how and when you can raise it; see our guide to Texas rent increase laws before you send a renewal offer.

How to price a Collin County rental

Price from comparable houses in your own ZIP code and school attendance zone, then use the tables above only to check that the number makes sense. A practical sequence:

1. Pull active and recently leased comps within roughly a mile, matching bedroom count, square footage within about 15 percent, and garage and yard.
2. Check the school assignment, not the city. City limits and school district lines do not match in Collin County, so two houses in the same city can feed different districts. Verify the actual attendance zone with the district.
3. Adjust for condition. Updated flooring, kitchens and a fenced yard move a house within its comp range more than almost anything else you control.
4. Sanity-check against the ZIP index. If your number is below the Zillow ZIP average for a detached house, you are probably underpriced. If it is far above every comp, you are probably overpriced.
5. Watch the first two weeks. Showings and applications are the market's answer. If fourteen days of active marketing produce no serious interest, the price is wrong, not the market.

If you would rather not do the comp work yourself, our free rental analysis prices your Plano, Frisco or McKinney house from its own ZIP code and comparables, not a citywide average.

If your Collin County home did not sell

Some of the owners asking what their house will rent for in Plano or Frisco did not plan to be landlords. They listed the house for sale, it sat, and renting it out became the better option than taking a large price cut. Zillow Research found that 3.4 percent of rental listings in the Dallas metro had previously been listed for sale, against 2.3 percent nationally (data through October 2025, published March 2026).

If that is you, the rent numbers above are your first decision, and the second is who handles the lease. Here is what week one looks like when you sign with us:

• We price the house from its own comps, using the ZIP-level approach described above.
• We get it rent-ready, photographed and listed.
• Applicants go through the Perfect 10ant System, our 10-point screening process covering identity, income, employment, credit, rental history, previous landlord references, criminal background, sex offender registry, bankruptcy and foreclosure history.

With Tenant Placement + Management, if no completed application is generated within 21 days of the home being rent-ready and listed, we waive the first two months of management fees, subject to the agreement's conditions. That is an application milestone, not a guaranteed lease-signing or move-in date.

Management is a flat monthly fee starting at $139/mo, so your management cost does not rise just because your rent did. For the full picture of rent-versus-sell decisions, see our accidental landlord guide, and for what management costs across the metroplex, see how much property management costs in Dallas-Fort Worth. Our Dallas-Fort Worth property management page covers the cities we serve, including Allen, Prosper and Celina.

Frequently asked questions

What is the average rent in Plano TX in 2026?

The Zillow Observed Rent Index for Plano was $1,736 a month in September 2026, up 0.9 percent year over year. It ranged from $1,608 in 75075 to $2,167 in 75025.

What is the average rent in Frisco TX in 2026?

Frisco's index was $1,840 a month in September 2026, down 0.3 percent year over year and about 4.3 percent below its March 2023 peak. It ranged from $1,688 in 75034 to $2,390 in 75035.

What is the average rent in McKinney TX in 2026?

McKinney's index was $1,741 a month in September 2026, down 1.6 percent year over year. It has the widest ZIP spread of the three cities, from $1,507 in 75069 to $2,411 in 75072.

How much does a house rent for in Collin County?

There is no verified city-level house-only average. The Dallas-Fort Worth metro single-family index was $2,345 a month in September 2026, about $686 above the metro all-homes figure. Price from comparable houses in your ZIP code.

Is Frisco or Plano more expensive to rent?

Frisco, on both the Zillow index ($1,840 versus $1,736) and HUD FY2026 two-bedroom benchmarks ($2,665 versus $2,323 on average across residential ZIP codes).

Are rents going down in Frisco and McKinney?

Slightly. From September 2023 to September 2026, Frisco fell 2.5 percent and McKinney 4.3 percent on the Zillow index. Plano fell 1.3 percent over three years but rose 0.9 percent in the last twelve months.

Why is the HUD fair market rent higher than the Zillow average?

HUD's figures are gross rents including a utility allowance, for a specific bedroom count in a specific ZIP code. Zillow's index is asking rent across all unit types. They answer different questions.

Sources and last reviewed

• Zillow Research - Zillow Observed Rent Index, city, ZIP code and metro files (all homes plus multifamily, and single-family only), smoothed and seasonally adjusted, data through September 2026, downloaded November 14, 2026
• Zillow Research - Zillow Observed Rent Index methodology
• HUD - FY2026 Small Area Fair Market Rents, Dallas TX HUD Metro FMR Area
• Zillow Research - accidental landlords report (March 2026, data through October 2025)
• MBA Newslink - "Zillow: Accidental Landlords on the Rise," March 17, 2026

Last reviewed November 14, 2026 by the Flat Fee Landlord Dallas-Fort Worth team. Collin County rent figures are the most recent Zillow data available at that date, through September 2026. This article is general information for property owners, not legal advice.