Celina, Texas — Nov. 12, 2026. Celina just traded road-building relief for road land, and the numbers say a lot about what frontage on north Preston Road is worth. On Nov. 10, the Celina City Council approved two right-of-way agreements for Stallcup Boulevard, between Preston Road and the western edge of the Serenade community. Both were on the consent agenda, which passed 7-0 with no items pulled for discussion, according to the meeting video. Under the deals, two neighboring landowners will donate 100-foot-wide strips for the road. In exchange, neither one will have to build Stallcup's other two lanes when its land develops. Location: Stallcup Boulevard at N. Preston Road, Celina, on Google Maps (approximate; the city's map puts the right-of-way on the east side of Preston Road in far north Celina, west of Serenade). The Two Deals From memos by Engineering Director William Janney in the council packet: Preston Road 40 Ltd. will dedicate 3.04 acres of 100-foot right-of-way, which a September 2026 appraisal valued at $1,800,000. The estimated cost of the two lanes it no longer has to build is $3,108,281. The agreement also covers a 120-foot right-of-way for the Stallcup and Preston Road intersection. It describes Preston 40's land as about 29.98 acres and 7.50 acres. FSA & S Collin County LLC will dedicate 1.956 acres, which the appraisal valued at $860,000. The estimated cost of its two lanes is $1,080,657. Together, the two strips were appraised at $2.66 million. Why the City Made This Deal Stallcup is planned as a four-lane divided thoroughfare from Preston Road to Peterman Parkway. Celina signed a development agreement for Serenade in January 2022 with HC Celina 414 LLC. A July 2023 amendment made the city responsible for building two lanes of Stallcup from Preston Road to Serenade's western property line, right-of-way included. Council approved the deal points with both owners in June 2026, and these agreements make those terms official. The Preston 40 deal has a twist. A 50-foot easement for a high-pressure gas line runs along Stallcup's original route, so Preston 40 agreed to move the road entirely onto its own property. Staff says the new alignment cuts through Preston 40's planned development and shrinks the land it can build on. Staff also says Preston 40 wouldn't have owed the other two lanes if the original route had held. The memo says the agreement avoids "a likely eminent domain filing," and that without it the project would face major delays and rising right-of-way costs. In both memos, the city says it is not waiving future impact fees. For the FSA & S deal, staff projects those fees to cover the difference in value. For Preston 40, staff says they'd cover "a portion" of it. The packet lists Stallcup as an FY 2026 and FY 2027 project. Why This Matters for Land 1. There's a number on north Preston Road frontage. Read it carefully. The appraisals work out to about $592,000 an acre (roughly $13.59 a square foot) for the Preston 40 strip and about $440,000 an acre (roughly $10.09 a square foot) for the FSA & S strip. Those are my math on appraised values for right-of-way strips. They aren't sale prices, and they aren't a floor for nearby land. Right-of-way appraisals have their own rules, and a road strip isn't a developable pad. Treat them as a data point, not a comp. 2. The real trade is land for infrastructure. By staff's own numbers, each owner skips lane costs worth more than the land it gives up: about $1.31 million more for Preston 40 and about $220,657 more for FSA & S. Preston 40 also gives up developable land to the realignment. If you own frontage on a planned thoroughfare in a fast-growing city, this is the kind of deal you can negotiate, especially when the city has its own obligation to deliver the road. 3. Hidden easements move roads. One gas-line easement shifted an entire arterial onto a different owner's land. Before you underwrite frontage on a planned road, pull the title work and look for pipeline and utility easements. The line on the thoroughfare plan isn't final until the right-of-way is dedicated. 4. A road means access for north Celina. With the right-of-way settled, the city can move forward on two lanes connecting Preston Road to Serenade. A new east-west connection usually changes what the land along it is good for. The Preston 40 agreement says it wants improvements to serve future development on its adjacent land. The packet doesn't say what that development will be, so I won't guess. If you own land along a planned thoroughfare in Celina or Prosper and want a second set of eyes on a right-of-way request, email me at Dan@CooperLandCompany.com or visit cooperlandcompany.com. Sources City of Celina, City Council meeting video, Nov. 10, 2026 (consent agenda approved 7-0 at about 46:32 to 47:15): https://celinatx.new.swagit.com/videos/408360 City of Celina, City Council agenda, Nov. 10, 2026 (consent items K and L): https://celinatx.api.civicclerk.com/v1/Meetings/GetMeetingFileStream(fileId=4619,plainText=false) City of Celina, City Council agenda packet, Nov. 10, 2026 (Janney memos, staff presentations, location maps and agreements, packet pages 254 to 300; large file): https://celinatx.api.civicclerk.com/v1/Meetings/GetMeetingFileStream(fileId=4620,plainText=false) Serenade Planned Development zoning, Ordinance No. 2024-40 (City of Celina): https://www.celina-tx.gov/DocumentCenter/View/12710/Serenade Celina.news, "Stallcup Boulevard land deals would swap $2.66 million in right of way for relief from building the road's outer lanes" (Nov. 8, 2026, pre-meeting; AI-assisted, edited by Jake Team): https://celina.news/article/stallcup-boulevard-land-deals-would-swap-2-66-million-in-right-of-way-for-relief-from-building-the-road-s-outer-lanes Related Reading Celina Waives $7.5 Million in Fees to Land Its First Target at Preston Road and the Outer Loop: https://cooperlandcompany.com/details/4457 This article is general information, not legal, appraisal or investment advice.

Celina, Texas — Nov. 12, 2026. If you were worried Celina was about to make rezoning harder, you can exhale. For now. At its Nov. 10 meeting, the Celina City Council talked through whether to bring back a "hard stop" or a supermajority vote for zoning cases the Planning & Zoning Commission recommends denying. The council members who spoke didn't want either one. City staff said on the record that it heard no interest in a change, won't bring an ordinance forward, and will keep the current rules: a simple majority of council can still approve a case P&Z recommended denying. This was a work-session discussion, not a vote. No ordinance was adopted or changed. A future council could raise the issue again. What Was on the Table Mayor Ryan Tubbs asked for the discussion, according to the staff memo by Development Services Director Dusty McAfee. I previewed the options before the meeting. In short, the memo laid out three paths: Keep the current policy. Every zoning, planned development and special use permit case goes to council after P&Z acts. Council can overturn a P&Z denial recommendation with a simple majority. The memo says this has been the rule since 2019. Bring back a hard stop. A case P&Z recommends denying would reach council only if the applicant files an appeal on time, with either a supermajority or a simple majority needed to overturn P&Z. The memo says Celina worked this way from 2006 to 2018, with a 10-day appeal window and a supermajority requirement. Send every case to council, but require a supermajority to overturn a P&Z denial. The memo says a supermajority under the Texas Local Government Code means a three-fourths vote of council. On Celina's seven-member council, staff told the council that works out to 6-1, not 5-2. What the Council Said Here's what I heard on the meeting video, at roughly 18:45 to 29:40: One council member said they were against a supermajority because council doesn't require one for anything else and everything else is a simple majority. Another said they were "totally against" a supermajority and didn't see the need for an appeals process. They said council's votes over the past three or four years have mostly lined up with P&Z, with maybe one or two exceptions. A council member asked whether a three-fourths requirement had any wiggle room. Told the only real alternative was 6-1, they said it wasn't worth the trouble. Staff said it doesn't track how many cases P&Z recommends denying. It also said that after a denial recommendation, staff already contacts the applicant to ask whether they want to go on to council or withdraw. Staff called that an informal, de facto appeal step, and said a few applicants have withdrawn. Staff summed it up this way: no interest in a change, nothing to bring forward, ordinances stay as they are, and cases continue with a simple majority. During the presentation, staff also said McKinney recently dropped its supermajority requirement and that McKinney and Prosper are now the closest to Celina's approach. That's staff's comparison. I haven't independently checked either city's current ordinance. Why This Matters for Land 1. Entitlement risk in Celina stays where it was. A lot of the value in raw land around Celina comes from what you're allowed to build. Under the current rules, a P&Z "no" is a setback, not a dead end. You still get your night in front of council, and you need four votes, not six. 2. P&Z still matters. Council members said their votes usually match P&Z. Simple majority doesn't mean council rubber-stamps whatever P&Z turns down. If your case is in trouble at P&Z, fix it there. 3. Underwrite Celina against its peers, not on autopilot. Staff's survey says most peer cities use the appeal-plus-supermajority setup. If you're comparing a rezoning play in Celina with one in a city that has a hard stop, the process risk isn't the same. Read the actual ordinance for the city you're in. 4. Nothing is locked in. This was direction from one discussion, not an ordinance. Councils change, and so do policies. If you're buying land on the assumption you'll rezone it, put the zoning approval in your contract contingencies, not just your spreadsheet. If you're weighing a Celina tract that needs zoning, or wondering how a P&Z recommendation might affect your timeline, I'm happy to talk it through. Email me at Dan@CooperLandCompany.com or visit cooperlandcompany.com. Sources City of Celina, City Council meeting video, Nov. 10, 2026 (work session item A, about 18:45 to 29:40): https://celinatx.new.swagit.com/videos/408360 City of Celina, City Council agenda, Nov. 10, 2026 (work session item A, "Discussion regarding a supermajority vote requirement"): https://celinatx.api.civicclerk.com/v1/Meetings/GetMeetingFileStream(fileId=4619,plainText=false) City of Celina, City Council agenda packet, Nov. 10, 2026 (McAfee memo and staff presentation, packet pages 6 and following; large file): https://celinatx.api.civicclerk.com/v1/Meetings/GetMeetingFileStream(fileId=4620,plainText=false) Related Reading Celina Council Will Discuss How It Handles Zoning Cases Its Planners Recommend Denying: https://cooperlandcompany.com/details/4422 Celina Waives $7.5 Million in Fees to Land Its First Target at Preston Road and the Outer Loop: https://cooperlandcompany.com/details/4457 Quotes and paraphrases come from an automated transcript of the city's meeting video, checked against the video's timing. The video doesn't identify each speaking council member by name, so I haven't named them. This article is general information, not legal or investment advice.

By Dan Cooper, Cooper Land Company Frisco ISD has a closed middle school it's paying to keep cool, and staff just told the board they'd rather knock it down than sell it. At a Nov. 9 board sustainability workshop, district staff recommended demolishing the former Staley Middle School at 6927 Stadium Lane. The board took no action. But the reasoning behind the recommendation says a lot about where school land, school taxes and enrollment are headed in Frisco. Location: Former Staley Middle School, 6927 Stadium Lane, Frisco, on Google Maps What happened According to Community Impact's Nov. 11 report, the district and its capital projects subcommittee looked at three options for the Staley campus: renovate and repurpose it, sell it, or demolish it. Staff recommended demolition. Kim Smith, Frisco ISD's deputy superintendent of business and operations, gave the reasons: The district hasn't identified a need to reuse the building, and renovation would pile on top of the cost of replacing its underground plumbing. Selling it doesn't make sense to the district because of what's around it. "We don't think selling the Staley building is the best option. We would lose control over anything that happens on that piece of property that's surrounded by other district facilities," Smith said. An empty building isn't free. Smith said the district spends "roughly $300,000 a year from our maintenance and operations budget" on utilities at Staley, and that doesn't include repairs. "You have to keep the air conditioner on, otherwise you get mold," she said. Before anything gets demolished, the board has to adopt a resolution declaring the building has no further educational use. Smith said there's "a little bit of a lengthy timeline" between that declaration and an actual demolition contract. How we got here 2024: Frisco ISD's $1.08 billion bond included $102.33 million to rebuild Staley. Voters rejected it. Fall 2025: Staff told the board the school's 52-year-old cast-iron underground plumbing was at the end of its typical 50-year life. Options ranged from a $3.5 million plumbing fix to an $85 million new building. Oct. 20, 2025: The board voted to close Staley at the end of the 2025-26 school year, citing districtwide enrollment decline and the plumbing. Students were rezoned to Hunt, Trent and Griffin middle schools. July 2026: The district's Sustainability Plan update set aside $20 million in reserve funds for Staley out of remaining 2018 bond money. Nov. 9, 2026: Staff recommended demolition. No vote. The bigger story: Frisco ISD is now managing decline, not growth For 20 years, the story in Frisco was "build another school." That's over, at least for now. The district's own July 2026 Sustainability Plan update says enrollment drives state funding, and that leaders expect enrollment and revenue to keep dropping in the coming years. It says middle and high schools are meeting capacity goals, but several elementary sectors have fallen into what the district calls a "critical utilization range," under 65% of capacity. Two other things are moving at the same time: 1. A real property master plan. Board documents say the district is building a plan to evaluate the long-term use of its facilities and land, and to guide decisions about properties it no longer needs. Staley is the first test. It won't be the last. 2. A possible May 2027 bond. A 98-member bond planning committee started work in late October. At its Nov. 5 meeting, the district showed a five-year facility maintenance plan topping $600 million for things like HVAC, electrical, paving and water heaters. Smith told KRLD the focus is maintaining what's already built, "not about building anything shiny and new." The committee is expected to recommend a package to the board later this month, and the board could call a May election in late January or early February. Smith said the district's 2024 bond likely failed because of its size, presidential-year timing and a lack of voter education. Why this matters for land and local business Don't expect Staley to hit the market. If you were hoping a closed school campus in established Frisco would turn into an infill development site, the district just told you it wants to keep control of the dirt. That's a reasonable call when the site sits next to other district facilities, but it means one less redevelopment opportunity in an area where land is scarce. The real property master plan is the one to watch. When a school district starts formally sorting out which properties it no longer needs, that can eventually put land in play. Nothing has been declared surplus beyond Staley's building, and I'm not going to guess which sites. But if you own land next to district property, or you're buying near a campus, keep an eye on what that plan says when it comes out. Schools are no longer a guaranteed growth signal. Buyers have always paid up to be near a good school. In parts of Frisco now, the question isn't where the next school goes, it's which ones stay full. Elementary sectors under 65% capacity are where future closure and consolidation talk will happen. The district says any decisions will come with community feedback, so it's worth paying attention early. Taxes are on the ballot again in May, probably. A maintenance-heavy bond is a different pitch than 2024's. Whatever the size ends up being, property owners in FISD should follow the committee's recommendation later this month, because that's when the dollar figure gets real. What happens next Later in November: The bond planning committee is expected to make its recommendation to the board. To be scheduled: A board resolution declaring Staley has no further educational use, before any demolition contract. Late January or early February 2027: The board could call a May 2027 bond election. I'll keep watching both the Staley timeline and the real property master plan. When a school district starts treating its land like a portfolio, that's news for every landowner around it. If you own land in Frisco, or you're thinking about buying near a school campus and want to talk through what this means, email me at Dan@CooperLandCompany.com or visit cooperlandcompany.com. Sources Community Impact, "Frisco ISD considers demolishing former Staley Middle School," Nov. 11, 2026: https://communityimpact.com/frisco/education/frisco-isd-considers-demolishing-former-staley-middle-school/ Frisco ISD Board Sustainability Workshop agenda, Nov. 9, 2026 (BoardBook): https://meetings.boardbook.org/Public/Agenda/2014?meeting=775153 Frisco ISD, "Frisco ISD Presents Sustainability Plan Update," July 21, 2026: https://www.friscoisd.org/article/3038648 Frisco ISD, "Staley Middle School Will Be Retired at End of 2025-26 School Year," Oct. 21, 2025: https://www.friscoisd.org/article/2660210/ Community Impact, "Frisco ISD officials recommend closing Staley Middle School": https://communityimpact.com/frisco/education/frisco-isd-officials-recommend-closing-staley-middle-school/ Frisco ISD, "In Third Meeting, Bond Committee Weighs Critical Campus Maintenance Needs," Nov. 5, 2026: https://schools.friscoisd.org/article/3236844/ KRLD/Audacy, "Frisco ISD looking to place bond on ballot in May," Nov. 5, 2026: https://www.audacy.com/krld/news/local/frisco-isd-looking-to-place-bond-on-ballot-in-may Staley Middle School address, Frisco ISD: https://www.friscoisd.org/o/staley/

Celina, Texas — Nov. 11, 2026. Celina just put a Target on its map, and it did it with a fee waiver, not cash. On Tuesday, Nov. 10, the Celina City Council voted 7-0 to approve a Chapter 380 economic development agreement with Celina Towne Crossing, LLC. The project is a commercial center of about 45 acres at the northeast corner of Preston Road and the Outer Loop, anchored by a Target. I confirmed the vote on the city's meeting video. The motion carried "seven to zero" shortly after the council came out of executive session. Community Impact reports that this will be Celina's first Target. What the Developer Has to Deliver The terms below come from the staff presentation shown at the meeting. Community Impact attributes that presentation to Anthony Satarino, president of the Celina Economic Development Corp. The signed agreement itself was not in the public agenda packet I reviewed. Minimum capital investment: $90 million Size: about 359,000 square feet of commercial space: a Target anchor, junior anchors, strip retail and commercial pad sites. Community Impact reports the Target at 145,000 square feet. Target opening deadline: June 1, 2029 Three junior anchors: by June 1, 2029 Two full-service restaurants: by Dec. 1, 2029 Four strip retail centers: by Dec. 1, 2029 Community Impact reports that the developer has to hit those requirements to stay eligible for the incentives. What Celina Gives Fee waiver: The city agreed to waive 100% of building and impact fees for the whole development. Staff estimated the incentive at about $7.5 million. Water feature: The city will pay to turn the project's proposed dry detention pond into a retention pond with enhanced landscaping. Gateway: The agreement provides an easement for future gateway monuments that the city would build. Staff told the council its return-on-investment analysis shows "a healthy return to the city" at five, 10 and 20 years. Community Impact reports Satarino estimated the city would more than double its investment within 10 years. No council member asked a question before the vote. Why This Matters for Land 1. This corner is filling in. Community Impact places the site near Walmart Supercenter, Costco, Lowe's and The Home Depot. Add a 145,000-square-foot Target and three junior anchors, and the Preston Road and Outer Loop area looks more and more like a regional retail node, not just a neighborhood center. Pad sites and smaller tracts nearby tend to get more attention when a node like that takes shape. 2. Look at the deadlines, not just the headline. The incentive is tied to openings by June and December 2029. Until Target is actually open, it's a contract commitment. I wouldn't price a nearby pad as if the store were already pulling traffic. And don't treat a fee waiver as a market price. It tells you what the city was willing to give up, not what dirt nearby is worth. 3. Cities are paying for anchors with waivers. Celina didn't write a check here. It gave up fees it would otherwise collect. If you own commercial land and you're courting a big user, it's worth knowing how cities in this corridor structure these deals. Also Approved Nov. 10 The same meeting settled two items I previewed last week, plus a few others worth knowing. Each vote below is from the city's meeting video. Kia of Celina (approved 6-1). Council approved the PD-80 amendment allowing a Kia dealership on about 10 acres at the northwest and southwest corners of Dallas Parkway and Cobb Street. No one spoke at the public hearing. (My preview) Edgewood Creek PID (all approved 7-0). Council levied assessments on Improvement Area 3: about 72 acres and 136 planned lots, with an estimated $9.3 million in authorized improvement costs. Staff put the average combined annual installment for a 50-foot lot at $2,942.86. Council then approved the Series 2026 special assessment revenue bonds for Improvement Areas 2 and 3. The city's financial advisor from Hilltop Securities said the bonds priced that morning "better than our projections," at a final par amount of $7.646 million, with net proceeds of about $5.94 million and a value-to-lien ratio of 4.25 to 1. Council also approved an interlocal agreement for Mustang Special Utility District to own and operate the PID's water and wastewater systems, while the city keeps the roads and drainage. (My preview) Celina Stone Tract development agreement (approved 7-0). This sets future annexation and zoning for about 40 acres in the ETJ at the northeast corner of FM 455 and future J. Fred Smith Parkway. The zoning is commercial and light industrial, with at least 10 acres of commercial at the hard corner. One gas station and up to 10 acres of self-storage are allowed by right. The staff report says the agreement was updated after October to add language waiving rights under SB 840 and SB 15, the trade-off I wrote about in Celina's New Bargain. Cordoba Estates (tabled to Dec. 8). The roughly 99-acre development agreement east of future Custer Road was tabled at the applicant's request. Xeriscape rules (approved 7-0). New landscaping rules require xeriscape for commercial, nonresidential and multifamily landscape areas, landscape buffers, and non-functional HOA open space. Single-family yards can now use turf, xeriscape or a mix, after the city dropped its old 30% cap on xeriscape. The staff report says the rules apply to new projects in accordance with state law, and that xeriscape design "can be costly." If you have a project in planning, ask your engineer and landscape architect how the change affects your budget. What I'm Watching For Celina Towne Crossing, the next public steps should be plats and site plans for the center and any filings showing who controls the pad sites. For Cordoba Estates, Dec. 8. If you own commercial or development land around Preston Road and the Outer Loop, or anywhere along Celina's growth corridors, I'm glad to talk through what these decisions mean for your tract. Email me at Dan@CooperLandCompany.com or visit cooperlandcompany.com. Sources City of Celina, City Council meeting video, Nov. 10, 2026 (Chapter 380 item and vote at about 0:31 to 3:24; Kia vote at about 57:04; Edgewood Creek items about 1:07 to 1:15): https://celinatx.new.swagit.com/videos/408360 City of Celina, City Council agenda, Nov. 10, 2026: https://celinatx.api.civicclerk.com/v1/Meetings/GetMeetingFileStream(fileId=4619,plainText=false) City of Celina, City Council agenda packet, Nov. 10, 2026 (staff reports for Celina Stone Tract, xeriscape ordinance and Edgewood Creek PID; large file): https://celinatx.api.civicclerk.com/v1/Meetings/GetMeetingFileStream(fileId=4620,plainText=false) Community Impact, "$90M shopping center to bring Celina's first Target," by Jenna Stephenson (Nov. 10, 2026): https://communityimpact.com/prosper-celina/development/90m-shopping-center-to-bring-celina-s-first-target/

Collin County, Texas — Nov. 10, 2026. If you own land between Anna, Melissa, Blue Ridge and Farmersville and you've been watching the Outer Loop maps, the lines are about to move again. On Monday, Nov. 9, the Collin County Commissioners Court approved Amendment No. 1 to its engineering contract with HDR Engineering for Outer Loop Segment 5, which runs from State Highway 121 to U.S. 380. The amendment adds $982,008.50 so HDR can study new alignments and prepare a Local Environmental Document. On the county's meeting video, the motion carried 4-0. The reason is a wetland mitigation bank sitting in the path of every route the county has shown the public so far. What Changed County engineering staff told the court that the Arnold Creek Mitigation Bank, which includes the Lone Oak Tract and the Indian Creek Tract, was identified after a comment at the second public meeting in June 2026. A mitigation bank is land that has been set aside and protected so developers and agencies can buy credits to offset wetland and stream impacts somewhere else. Building a highway through one is a different problem than crossing an ordinary creek. According to the staff presentation, the routes still on the table cross the bank as follows: Dark Blue, the 2007 "technically preferred" alignment: 22.5 acres Pink: 22.4 acres Green: 61.9 acres An Orange alignment was dropped after the second public meeting, based on city resolutions and historical and environmental impacts. Blue Ridge passed a resolution opposing Green because of impacts to Blue Ridge School and a wastewater treatment plant. Farmersville opposed Green and Orange because it sees them as redundant with State Highway 78. What the Corps Told the County The presentation summarizes the county's meeting with the U.S. Army Corps of Engineers this way: The Corps recommended avoiding the mitigation bank. A route through the bank would need an Individual Permit, and the Corps can only authorize the "Least Environmentally Damaging Practicable Alternative." If a practicable route exists that misses the bank, the Corps would deny the permit. The Corps told the county that the last time someone tried to go through a mitigation bank like this, the effort was abandoned after three years. Staff put the possible cost of offsetting bank impacts at roughly $9 million to $30.5 million, depending on the alignment. Assistant Director of Engineering Tracy Homfeld told the court that a bank crossing could delay right-of-way acquisition by three or more years with no guarantee of approval, and that buying right-of-way early could leave the county holding parcels it can't use if the permit is denied. Staff recommended the second option: look for alignments that go around the bank. The presentation says HDR has already done enough initial work to find viable routes that miss it. The New Schedule Here's the timeline from the Nov. 2 staff memo, with the meeting date Homfeld narrowed down at the podium: Third public meeting on new alternatives: January 2027 (the memo said December 2026 or January 2027; Homfeld told the court the county has identified January dates) Commissioners Court public hearing on a new preferred alignment: February or March 2027 Draft Local Environmental Document for staff review: September 2027 Final Local Environmental Document adoption: November 2027 Right-of-way mapping: December 2027 The memo says some parcels could move faster, with right-of-way mapping as early as late summer 2027, if archaeological and water-resources surveys find no environmental problems. Why This Matters for Land I've written a lot this month about roads deciding who wins. This is the other side of that coin. 1. If your tract was on a line, it may not be anymore. If it wasn't, it might be soon. The county is not just tweaking Pink or Green. It is paying for new alignments that avoid the bank entirely. Until those are shown in January, nobody outside the project team knows exactly where they'll fall. During the discussion, one member of the court said each line touches dozens of Collin County families, and that every new line adds uncertainty for families who may not have been affected before. 2. "On the Outer Loop" is not a price yet. I'd be careful with any buyer or seller treating frontage on a Segment 5 route as settled. There's no adopted new alignment, no environmental document, and no right-of-way mapping until late 2027 under the county's own schedule. Pricing a tract on a road that hasn't been drawn yet is speculation, not a comp. 3. Contracts and timelines. If you're under contract on land in the study area, the January meeting and the February/March hearing are dates worth building into your due diligence and option periods. If a deal depends on knowing whether the Outer Loop takes part of the land, that answer probably isn't coming before spring 2027. 4. This is about permit risk, not funding. This vote is not about the road bond voters rejected Nov. 3. The memo says the money for this amendment is already in the project's consultant account. What the county is buying is a lower chance of a federal permit denial three years from now. For landowners, a route that can actually get permitted is worth more than a line that looks good on a map and then stalls. 5. Right of entry letters may be coming. Melissa Weekly's summary of HDR's scope says the county would send right-of-entry letters so crews can do field surveys on private land. If you get one, it is not an offer to buy your land. Talk to someone who knows the process before you sign or ignore it. What I'm Watching The January public meeting is the one that counts. That's when the new routes go on the map and owners can see where they stand. I'll be looking for how close the new lines run to Blue Ridge and Farmersville, how they connect back to SH 121 and U.S. 380, and whether the county publishes the alignment matrix it promised. If you own land in northeast Collin County, or you're weighing a purchase anywhere near Segment 5, I'm glad to look at where your tract sits relative to the old lines and the new study. Email me at Dan@CooperLandCompany.com or visit cooperlandcompany.com. Sources Collin County Commissioners Court, meeting video, Nov. 9, 2026, item 2.j (AI-60933), vote at approximately 48:18: https://collincountytx.new.swagit.com/videos/408052 Collin County Engineering memo, "Outer Loop Segment 5, SH 121 to US 380, Contract Amendment #1 for Engineering Services Agreement #2024-369" (Nov. 2, 2026): https://eagenda.collincountytx.gov/docs/2026/CC/202611306_3251/60933_Memo_Amend_%231_HDR_CCOL5_11-2-26crt.pdf Collin County, "Collin County Outer Loop Segment 5" staff presentation (dated Nov. 2, 2026; labeled preliminary): https://eagenda.collincountytx.gov/docs/2026/CC/202611306_3251/60933_CollinCounty_OLSeg5_PresentationCourt_11-2-26crt.pdf Collin County court order approving Amendment No. 1 (Contract No. 2024-369B) with HDR Engineering, Nov. 9, 2026: https://eagenda.collincountytx.gov/docs/2026/CC/202611306_3251/60933_60933_-_No._1_Professiona_Svc-Engineering_Consulting_1109.pdf Melissa Weekly, "Outer Loop route between SH 121 and U.S. 380 gets a redo after environmental concerns, with a third public meeting planned" (Oct. 19, 2026; summary of HDR scope): https://melissaweekly.news/article/outer-loop-route-between-sh-121-and-u-s-380-gets-a-redo-after-environmental-concerns-with-a-third-public-meeting-planned Melissa Weekly, "Mitigation bank in the path sends the Outer Loop's SH 121-to-US 380 leg back for new routes" (pre-meeting): https://melissaweekly.news/article/mitigation-bank-in-the-path-sends-the-outer-loop-s-sh-121-to-us-380-leg-back-for-new-routes Related Reading Collin County Said No to a $475 Million Road Bond. Here's What That Means for Land Values: https://www.cooperlandcompany.com/details/4401 This article is general information, not legal or investment advice.

On Wednesday, Veterans Day, the first commercial passenger flight is scheduled to leave McKinney National Airport. Avelo Airlines flies to Fort Myers, Florida. Avelo calls itself Collin County's "hometown airline," and McKinney becomes the third airport in the Dallas-Fort Worth area with commercial flights, alongside DFW International and Love Field. I already wrote about the land next door when McKinney zoned about 724 acres for light industrial use. That piece was about the dirt. This one is about the schedule, because a real departure time gives buyers and users something concrete to look at. What's Taking Off The new passenger terminal is 46,000 square feet, with four gates that can grow to six, at 1910 FM 546. The city and airport have said it opens the same day service starts, Nov. 11. Avelo's announced start dates, from its June 30 and Oct. 15 releases and the city's Sept. 24 release, look like this: Wednesday, Nov. 11: Fort Myers Thursday, Nov. 12: Las Vegas and Orlando Thursday, Nov. 19: Tampa and Fort Lauderdale Wednesday, Dec. 16: Atlanta, Denver, and Sarasota/Bradenton Thursday, Dec. 17: Nashville, New Orleans, and West Palm Beach That is 11 nonstop destinations, according to Avelo's Oct. 15 announcement. Avelo notes schedules can change. The city said Sept. 24 that Avelo will base three 184-seat Boeing Next-Generation 737-800 jets at the airport and operate Wednesday through Monday. In October, Avelo said the McKinney investment would create about 150 jobs, including pilots, flight attendants, aircraft technicians, and airport staff. Earlier city and airline statements had put that figure at more than 100. When you book, look for the code DTX. That is the International Air Transport Association code for commercial service. The airport keeps TKI as its FAA identifier for general aviation, which it has handled for more than 40 years and will keep handling. How They Paid for It This terminal did not come from a voter-approved airport bond. On May 6, 2023, McKinney voters rejected a $200 million bond that would have funded a larger commercial-service plan. City leaders later built a smaller project. Community Impact has reported the terminal and related infrastructure at $79 million, paid for with a mix of local city funds and grants. That should sound familiar after this month's Collin County road-bond vote. A "no" at the ballot box does not always mean a project dies. Sometimes it means a smaller version, paid another way, on a longer path. McKinney's fiscal year 2026-27 budget, as reported by Community Impact from Assistant City Manager Barry Shelton's Aug. 7 work-session comments, projects about $3 million in first-year revenue from the commercial terminal, from airline, concession, rental-car, and parking fees. The broader airport fund is projected at about $19.7 million in revenue and $20.8 million in expenses. Shelton said the city wants the airport to pay for itself within the first five years of commercial operations. Parking starts at 980 spaces, with room to grow to 1,450. Airport Director Ken Carley told Community Impact the daily rate will be $15. The Passenger Bet Community Impact, citing a city statement, reported that Avelo expects to serve 260,000 passengers in the first year and reach 900,000 a year by year three. Those are projections, not counts. The first few months of actual bookings will tell us more than any forecast. On Sept. 24, the FAA issued McKinney a Part 139 Airport Operating Certificate, which is what allows scheduled passenger airline service. The FAA said it was the first time a Texas airport had received one of those certificates since 2005. Ignacio Flores, director of the FAA's Southwest Region Airports division, told Community Impact it is rare for a general-aviation airport to convert into a fully certified commercial airport. A 2025 environmental assessment for the terminal, as summarized by Community Impact, found that noise levels requiring mitigation are expected to stay on airport property. City Council has also authorized Kimley-Horn to update the airport master plan. Carley said the last update, in 2018, had only a small section on commercial service. In a Nov. 6 NBC 5 report from the terminal, Carley called the opening a milestone and said the airport will watch how the community responds, then work with Avelo on adding routes if demand is there. Why Nearby Land Just Changed On Tuesday, Nov. 3, McKinney City Council annexed and zoned those three airport-area tracts, about 724 acres in all, as I1 Light Industrial: roughly 398.6 acres east of Enloe Road and south of U.S. 380, 175.9 acres north of FM 546 along County Road 722, and 149.8 acres at Enloe Road and County Road 327. Staff told council to expect development requests soon. The future Spur 399 corridor runs through that area. I walked through the details here: 724 Acres Next to McKinney's Airport Just Got a Job Title. Here's how I'm reading Wednesday's first flight: 1. The promise now has a departure time. For years, commercial service at McKinney was a plan, a rendering, and a debate. Starting Wednesday it is a published schedule. Hotels, rental-car support, industrial users, and vendors who follow airline traffic now have actual flights to evaluate instead of a plan. 2. Zoned ground next to a working commercial airport is worth a fresh look. That 724 acres now has city light-industrial zoning next to an airport with scheduled flights. Whether users actually come, and what they pay, will depend on demand, utilities, and roads. None of that is guaranteed. 3. Roads still decide who wins. On Nov. 3, Collin County voters turned down Proposition B, the $475 million road bond, with 51.67% against in unofficial results. That puts more weight on corridors already in motion. In a December 2025 transportation update, the county said it had allocated $356 million to the U.S. 380 and Spur 399 freeways and was acquiring right-of-way for Spur 399 in McKinney. Those are the ones to watch if you own or want land on the east side. 4. This is phase one, not the finished airport. Four gates can become six. The parking lot can grow. The master plan is being rewritten around commercial service that, until now, was only a line in an old document. If the first-year numbers hold up, that will be one more data point for the next round of hangars, hotels, and industrial projects. If they don't, that matters too. If you live or buy in McKinney, Princeton, Melissa, Anna, or east toward the airport from Frisco and Prosper, this may also change the trip. For some routes, you may not have to drive to DFW every time a site visit, a relative, or a deal takes you out of town. Let's Talk I've worked land and commercial deals across North Texas for more than 23 years, and I live and work right here in Prosper. If you own land near McKinney National Airport, or you're weighing a purchase on the east side, I'm glad to look at how this new schedule sits next to your tract. Email me at Dan@CooperLandCompany.com or visit cooperlandcompany.com. Sources Community Impact, "McKinney National Airport to launch commercial flights in November" (Nov. 4, 2026): https://communityimpact.com/mckinney/transportation/mckinney-national-airport-to-launch-commercial-flights-in-november/ NBC 5, "McKinney National Airport prepares for first commercial passenger flights" (Nov. 6, 2026): https://www.nbcdfw.com/news/local/mckinney-national-airport-prepares-for-first-commercial-passenger-flights/4102769/ Federal Aviation Administration, "FAA Grants Commercial Operating Certificate to McKinney National Airport" (Sept. 24, 2026): https://www.faa.gov/newsroom/faa-grants-commercial-operating-certificate-mckinney-national-airport City of McKinney news release, "McKinney National Airport Shares Terminal Progress and Avelo Airlines Announces More Routes From DTX" (Sept. 24, 2026): https://www.mckinneytexas.org/m/newsflash?cat=1 and https://flydtx.com/mckinney-national-airport-shares-terminal-progress-and-avelo-airlines-announces-more-routes-from-dtx/ Community Impact, "FINAL: Collin County voters reject $817.5M bond" (updated Nov. 4, 2026): https://communityimpact.com/allen/election/early-election-results-show-all-collin-county-bond-propositions-failing/ Collin County Commissioners Court, Transportation Update (Dec. 8, 2025): https://eagenda.collincountytx.gov/docs/2025/CC/20251208_3163/59256_Transportation%20Update%2C%2012-8-25v2.pdf MyOpenTexas summary of McKinney City Council Nov. 3, 2026 meeting (annexation/I1 zoning cases 26-0012A/26-0117Z, 26-0013A/26-0118Z, 26-0014A/26-0119Z): https://mckinney.myopentexas.org/meetings/3da9eed2-7c8d-434d-b39a-9727bab71185 Avelo Airlines, "Avelo Airlines Becomes Collin County's Hometown Airline" (June 30, 2026): https://www.aveloair.com/company-news/avelo-airlines-becomes-collin-countys-hometown-airline-launching-nonstop-service-to-five-destinations-from-mckinney-national-airport Avelo Airlines, "Avelo Airlines Grows Again in Collin County — Adding Two New Florida Destinations at McKinney National Airport" (Oct. 15, 2026): https://www.aveloair.com/company-news/avelo-airlines-grows-again-in-collin-county-adding-two-new-florida-destinations-at-mckinney-national-airport Community Impact, "Cleared for takeoff: Work begins on 46,000-square-foot commercial terminal at McKinney National Airport" (Aug. 25, 2025): https://communityimpact.com/mckinney/development/cleared-for-takeoff-work-begins-on-46000-square-foot-commercial-terminal-at-mckinney-national-airport/ Cooper Land Company, "724 Acres Next to McKinney's Airport Just Got a Job Title" (updated Nov. 4, 2026): https://www.cooperlandcompany.com/details/4273/724_Acres_Next_to_McKinney's_Airport_Just_Got_a_Job_Title:_What_Light_Industrial_Zoning_Means_for_East_McKinney_Land Related Reading 724 Acres Next to McKinney's Airport Just Got a Job Title Collin County's $475M Road Bond Failed: What It Means for Land Photo: Danazar / Wikimedia Commons, CC BY-SA 4.0 (resized). McKinney National Airport control tower, January 2020. Illustrative; not the 2026 commercial passenger terminal.

If you own land in Celina and may need a rezoning, planned development or special use permit, Tuesday's council meeting is worth watching. The official agenda for the Nov. 10 regular meeting includes a work-session item titled "Discussion regarding a supermajority vote requirement," presented by Development Services Director Dusty McAfee. It is listed under work sessions, committee reports and staff reports. The memo itself says the item is for discussion only. Nobody is scheduled to adopt a new zoning rule Tuesday. Staff writes that revised ordinances would come back on later agendas if council gives that direction. What Staff Says Happens Today McAfee's Nov. 10 memo, written at Mayor Tubbs' request, says Planning & Zoning makes land-use recommendations to council on zoning, planned development and special use permit applications. According to the memo, every such case now goes automatically to council after P&Z acts. Staff says that has been the rule since 2019, and that council may overturn a P&Z denial recommendation with a simple majority vote, which the memo defines as more than 50 percent. The memo and an accompanying staff presentation describe an earlier local practice. From 2006 to 2018, staff says, Celina used what it calls a "hard stop": a case that received a P&Z denial recommendation did not go to council unless the applicant appealed within 10 days, and a supermajority was then required to overturn P&Z. From 1986 to 2006, staff says, cases already moved automatically to council without that extra vote threshold. Those dates and procedures come from the staff report in the meeting packet. They are not an independent recitation of the current zoning ordinance. The Options in the Packet Staff asks council for direction on three paths: Keep the current policy. Every case goes to council after P&Z acts, with no hard stop and no supermajority if P&Z recommends denial. Staff says McKinney and Prosper also work this way. The memo lists greater council control, a better chance of project success and a lighter staff workload as pluses, and less weight for P&Z recommendations and the public comments made there as minuses. Bring back a hard stop. A denial recommendation would reach council only if the applicant appealed within a set timeline. Council could then require either a supermajority or a simple majority to overturn P&Z. Staff says Plano, Frisco, Richardson, Allen and Princeton use the appeal-and-supermajority version, and that most peer cities it surveyed do. The memo lists more weight for P&Z hearings and fewer automatic council agenda items as pluses, and more staff work tracking appeals plus a harder path to approval as tradeoffs. Send every case to council, but require a supermajority to overturn a denial. Staff points to Little Elm as an example. Those peer-city comparisons are staff's survey and ordinance excerpts in the packet. This article does not independently confirm that those cities still enforce those rules the same way today. Celina's governing body is a mayor and six council members. The city charter says the mayor votes on all matters considered by the council and has no veto. The staff presentation illustrates a three-fourths vote as "e.g. 6-1." That example is staff's, not a vote count adopted in the packet or independently calculated here. Why Landowners Should Pay Attention Most of the value in raw land around Celina comes from what you're allowed to build on it. Zoning is where that value gets created or lost. A change in how a "no" from P&Z is handled would change the process risk on an entitlement deal. It would not do that on Tuesday. It would matter if council later tells staff to bring back an ordinance. Here's how I'd think about the options staff put on the table: Contracts and timelines. A lot of land deals here are contingent on zoning. If council later restored a hard stop with a short appeal window, buyers would want enough time in a contract to get through P&Z and, if needed, file that appeal. Sellers should expect that conversation. The P&Z hearing would carry more weight. Under a hard stop, the case you make to planners would matter more, because a denial would not automatically get another hearing. That means showing up with a complete plan and talking with neighbors early, rather than treating P&Z as a warm-up for council. Predictability cuts both ways. Staff lists a harder path to approval as a tradeoff of the stricter options. A tougher process can protect existing owners and neighborhoods from projects that don't fit. It can also slow or stop projects that would have added roads, retail and tax base. What the Packet Claims About State Law, and What the Statute Book Shows This is the part of the story that needs the most care. The staff memo says "state law allows municipalities the local option of including a 'supermajority vote' when P&Z recommends denial of a zoning application." It also says a supermajority under the Texas Local Government Code "is defined as a three-fourths vote by the Council to overturn a denial recommendation by P&Z." The presentation repeats that language. The memo's legal-review line is marked "N/A." That description matches a subsection that is no longer on the books. House Bill 24, effective Sept. 1, 2025, repealed Texas Local Government Code Section 211.006(f). The official statute compilation still lists subsection (f) as repealed. The state's enrolled bill analysis described the repealed subsection as the provision that authorized a governing body to require a three-fourths vote to overrule a zoning commission recommendation. HB 24 did not put a replacement for that specific override option in Chapter 211. The packet does not discuss the repeal, and it does not include a city attorney's written conclusion about whether Celina could still adopt a new three-fourths rule, keep using the old local practice as a model, or would need a different procedure. This article does not answer that question either. What can be said from the documents is narrower: staff is asking council to discuss options that include a supermajority or a hard-stop appeal, staff presents those options as if state law still frames a three-fourths vote that way, and the statute that used to say so was repealed more than a year ago. Anyone with a live Celina zoning case should have their own land-use counsel read both the packet and the current statute, not treat the staff memo as a legal opinion. What I'm Watching Tuesday is about direction, not a decision. I'll be listening for whether council asks staff to draft something, and whether the city attorney addresses the statute staff cited. The regular meeting is set for 4:30 p.m. at council chambers, 112 N. Colorado St. On the same work-session list, Assistant City Manager Karla Stovall's memo asks council to discuss splitting utility billing into two cycles along Preston Road. That memo says Celina had 20,681 active utility customers as of September 2026. If you own land in Celina or you're thinking about buying, now's a good time to know where your property stands and how a rezoning would move through P&Z and council. Do you think a "no" from planners should be harder to overturn, or should council keep the final say by a simple majority? Sources City of Celina, City Council Regular Meeting agenda, Nov. 10, 2026, 4:30 p.m., 112 N. Colorado St., item V.A: https://celinatx.api.civicclerk.com/v1/Meetings/GetMeetingFileStream(fileId=4619,plainText=false) City of Celina, Nov. 10, 2026 council agenda packet, McAfee memorandum and staff presentation (packet pp. 6-16) and Stovall utility-billing memorandum (packet p. 40): https://celinatx.api.civicclerk.com/v1/Meetings/GetMeetingFileStream(fileId=4620,plainText=false) City of Celina CivicClerk portal (meeting listed as City Council Regular Meeting, Nov. 10, 2026, 4:30 p.m. CT; agenda posted Nov. 4, 2026): https://celinatx.portal.civicclerk.com/ Texas Local Government Code Chapter 211, including the repeal notation at Section 211.006(f): https://statutes.capitol.texas.gov/Docs/LG/htm/LG.211.htm House Bill 24, enrolled text, Sections 7 and 9 (repeal of Section 211.006(f); effective Sept. 1, 2025): https://capitol.texas.gov/tlodocs/89R/billtext/html/HB00024F.htm Official bill analysis description of repealed Section 211.006(f): https://capitol.texas.gov/tlodocs/89R/analysis/html/HB00024E.htm Celina City Charter Section 3.01 (mayor votes on all council matters): https://ecode360.com/46828300 City of Celina, City Council page (mayor and six council places): https://www.celina-tx.gov/319/City-Council celina.news, Nov. 5, 2026 secondary report on the same packet item: https://celina.news/article/council-weighs-making-it-harder-to-approve-zoning-cases-the-planning-commission-recommends-denying Questions about land in Celina or anywhere in North Texas? Email me at Dan@CooperLandCompany.com or visit cooperlandcompany.com.

120,000 SF Being built along Preston Road in Pottsboro, TX.  For more information about htis project click on this link. 63155 N State Hwy 289, Pottsboro, TX 75076 - Preston Bend Business Park | LoopNet

Fields West Goes Vertical: What Frisco's $800M "Urban Village" Means for North Texas Real Estate 1. Introduction: The Milestone of Going Vertical (and Why Fields West Is the Talk of the Town) If you track Land development Texas projects, you already know Frisco has a habit of turning big ideas into real cranes and concrete. That said, Fields West going vertical is a specific milestone worth paying attention to because it signals three things at once: The project has moved past planning and entitlement talk and into execution Major capital has been secured and deployed Retail, office, and residential demand is strong enough to support a true mixed-use district Fields West is positioned as an “urban village” inside one of the most active growth zones in the region. When a development of this scale begins rising out of the ground, it tends to reset expectations for everything around it—especially for people watching Texas land for sale, North Texas land for sale, and long-term appreciation along the Platinum Corridor. This post breaks down the money behind the project, the tenant mix, the “work-live-play” fundamentals, and what it may mean for land values and land acquisition timing in North Texas. 2. The $800 Million Powerhouse: The Capital Stack and Why It Matters Fields West is often described as an $800 million development, but the real story is how the deal is structured and why that structure matters for surrounding real estate. Here are the headline numbers tied to the broader financing and public participation frequently cited around the project: $425M construction loan $70M bonds $94.5M city incentives When you see a capital stack like that, it tells you the development is not being built on “hope” or purely speculative assumptions. It’s being built with institutional-level underwriting—meaning lenders and public partners believe the project can support rents, occupancy, and long-term value. It’s also worth mentioning the developer credibility behind it. Fehmi Karahan (The Karahan Companies) has a track record of delivering large-scale, high-performing mixed-use in North Texas—most notably Legacy West in Plano. Track record matters in real estate because execution risk is real: a developer who has delivered before generally has stronger relationships, better tenant access, and a smoother path through inevitable construction and leasing challenges. For anyone considering Land acquisition services—either to assemble land for development or to buy and hold near expanding corridors—this kind of financial commitment is a signal that the area is likely to keep attracting additional investment, infrastructure improvements, and tenant demand. 3. A Retail and Dining Renaissance: 360,000 Sq. Ft. and a Tenant List That Changes the Conversation One of the biggest headline drivers at Fields West is the retail component: 360,000 square feet of retail, dining, and entertainment. That number matters because it’s large enough to function as a destination—something that pulls traffic, not just serves nearby rooftops. It also matters because the leasing momentum has been unusually strong: roughly 70% pre-leasing has been widely reported for the retail space. High-profile tenants (examples being reported) Fields West has been tied to a lineup of national and premium brands that don’t typically commit early unless the demographics and performance projections are compelling. Names commonly mentioned include: Bloomie’s (Bloomingdale’s smaller-format concept) Crate & Barrel Mastro’s Steakhouse Sephora Williams Sonoma Pottery Barn Alo Yoga Kendra Scott North Italia Mexican Sugar Maman This tenant mix is important because it supports higher retail rents, drives longer dwell time, and tends to attract additional “follow-on” tenants who want adjacency to proven traffic. What it suggests about Frisco’s retail market Two stats being discussed around Frisco’s retail story help explain why Fields West is happening here: 4.3% retail rent growth (reported for the market) 70% pre-leasing at Fields West (reported) If you’re a landowner, investor, or developer evaluating Dallas land for sale alternatives versus Collin County sites, these signals matter. Retail rent growth and pre-leasing strength often correlate with: stronger absorption improved lender confidence increased competition for nearby sites faster price discovery on well-located parcels In plain terms: a retail win at this scale tends to lift surrounding land values—especially at high-visibility intersections and along commuter routes feeding the project. 4. Redefining the “Work-Live-Play” Model: Office + Apartments + the 15-Minute City Fields West isn’t only a retail play. The project’s program mix is designed to create daily demand without relying solely on weekend shoppers. Office: 350,000 sq. ft. Class A The plan includes 350,000 square feet of Class A office, which matters for two reasons: office workers support weekday retail and food-and-beverage sales office uses add daytime parking turnover and stabilize district activity Even with ongoing changes in how companies use office space, high-quality, well-located product in high-growth markets tends to remain competitive—especially when it sits in a true mixed-use environment. Residential: 1,200 luxury apartments The plan also includes 1,200 luxury apartments (often cited; the earlier figure of 1,150 appears in some summaries, but 1,200 is commonly referenced for the broader concept). Residential units create built-in customers for retail and restaurants, and they add predictable demand that helps support the entire district. The “15-minute city” concept (why it’s relevant here) When planners talk about a “15-minute city,” they mean a place where most daily needs—work, groceries, dining, services, entertainment, parks—can be reached within about 15 minutes without needing a long drive. Fields West pushes that concept in a North Texas context: walkable blocks integrated residential over retail office in the same district destination dining and national retail anchors For Land development Texas strategy, this matters because demand is increasingly shifting toward projects that reduce friction for residents and workers. The land around these nodes becomes more valuable because it can support complementary uses: additional multifamily, medical, quick-service retail, service retail, storage (in the right spots), and supporting commercial pads. 5. Location & Neighboring Giants: Inside the 2,500-Acre Fields Master Plan Fields West sits within the larger 2,500-acre Fields master-planned community—a scale that’s hard to overstate. Large master plans matter because they can shape road networks, utilities, school planning, and commercial node placement for decades. Just as important: Fields West is surrounded by demand drivers with national visibility, including: PGA of America Headquarters Omni PGA Frisco Resort & Spa Universal Kids Resort (under development) That cluster creates a “gravity zone” where visitors, corporate travel, events, and tourism can layer on top of local residential demand. For investors looking at North Texas land for sale, proximity to multiple demand drivers often creates more resilient value growth than being tied to a single anchor. 6. Market Impact: What This Could Mean for North Texas Land Values (and Why Timing Matters) When a project like Fields West moves from concept to vertical construction, the market typically reacts in stages: Stage 1: Speculation (land quietly trades hands ahead of announcements) Stage 2: Validation (financing + pre-leasing prove the concept) Stage 3: Repricing (comps reset; sellers adjust expectations) Stage 4: Infill pressure (supporting parcels become scarce) We’re in the validation-to-repricing window now, which is why many buyers start looking beyond the immediate footprint and into the surrounding growth lanes—often referred to broadly as the Platinum Corridor. If you’re evaluating Texas land for sale or Dallas land for sale opportunities with a longer time horizon, this is where land acquisition strategy becomes critical: Identify parcels with utility adjacency or realistic utility extension paths Understand zoning, ETJ boundaries, and future land use plans Model absorption: who will buy/lease the “supporting” product around a mega-node? Avoid overpaying for land that looks close on a map but has access constraints This is also where experienced Land acquisition services can save time and money—by helping you evaluate not only the parcel, but the path to development, resale, or entitlement. 7. Conclusion: How Cooper Land Company Helps You Navigate This Growth Fields West going vertical is more than a Frisco headline. It’s a data point that supports a bigger theme: North Texas continues to build large, integrated districts that attract national tenants, institutional financing, and long-term infrastructure investment. At Cooper Land Company, we help buyers, investors, and developers make smart moves around growth nodes like Fields West—without guessing. Whether you’re looking for North Texas land for sale, exploring Texas land for sale as a buy-and-hold play, or planning a project tied to Land development Texas, we can help you: evaluate location, access, utilities, and entitlement pathways source off-market and on-market opportunities structure a land acquisition plan that matches your timeline and exit strategy understand how major developments can shift land values and demand patterns If you’re thinking about acquiring land near Frisco’s growth corridor—or comparing opportunities across Collin, Denton, Tarrant, or Dallas County—reach out through cooperlandcompany.com. Timing matters, and the best land decisions usually happen before the wider market fully prices in what “going vertical” really means. How Cooper Land Company Can Help At Cooper Land Company, we've spent over 30 years analyzing land development in Texas and helping clients identify opportunities before they become obvious to the broader market. Whether you're looking for investment properties, raw land for future development, or commercial sites positioned near growth corridors, understanding projects like Fields West is essential. The developments happening in Frisco today will shape North Texas real estate for the next two decades. Being on the right side of that growth curve requires local expertise, market knowledge, and relationships that go beyond what you'll find in a database search. If you're exploring North Texas land for sale or evaluating development opportunities in the Dallas-Fort Worth metroplex, let's talk. The best deals often happen before the cranes show up: and Fields West proves that timing and location still matter, even in one of the fastest-growing regions in America. Fields West going vertical isn't just news for Frisco. It's a signal that North Texas remains one of the most compelling real estate markets in the country: and the next opportunity might be closer than you think.

The PGA Effect: How Frisco's Major Tournaments are Redefining North Texas Real Estate If you've been watching North Texas real estate over the past few years, you know something massive is happening in Frisco. And if you haven't been paying attention, well: you're about to see why May 2027 is circled in red on every developer's calendar. The PGA Championship is coming to PGA Frisco in May 2027, and it's not just another golf tournament. We're talking about 200,000+ visitors descending on North Texas, a $100 million economic injection in a single week, and a spotlight on this region that money simply can't buy. But here's what most people miss: the real story isn't just the tournament itself. It's what's being built right now, what'll be open by tournament time, and what this means for Texas land for sale values across the entire corridor. Let's break down exactly what's happening and why savvy investors are making their moves right now. The Numbers: What to Expect in May 2027 When the PGA Championship tees off in May 2027, Frisco will host one of golf's four major championships: an event that typically draws more than 200,000 spectators over the course of the week. For context, that's roughly double Frisco's entire population showing up for one tournament. The projected economic impact? North of $100 million for that single week. But zoom out, and the numbers get even more interesting. The PGA of America's 20-year economic projection for their Frisco headquarters and development sits at $2.5 billion: and PGA leadership has publicly stated they believe actual results will "significantly exceed" that estimate. They're not wrong. The Senior PGA Championship held at PGA Frisco in May 2023 generated approximately $20 million in economic impact. The Omni PGA Frisco Resort alone produced a $49.4 million ripple effect in local spending during its first year of operation through just 52 groups and events. Scale that up to a full PGA Championship with prime-time television coverage, international media attention, and triple the attendance, and you start to understand why hotels are being built at record pace. Construction Timeline: What Will Be Ready Here's where it gets really interesting for anyone following North Texas land for sale and development trends. Multiple major projects are racing toward completion, and the tournament deadline is focusing everyone's attention. Universal Kids Resort is the big one. Scheduled to open in May 2026, this destination will be fully operational a full year before the PGA Championship. We're talking about a theme park that's projected to draw millions of visitors annually to North Texas, and it'll be in full swing when golf fans arrive. The synergy here is obvious: families coming for the tournament will have another major attraction within minutes, extending their stays and amplifying economic impact across the region. PGA Parkway Widening wraps up in May 2026 as well, expanding the corridor to six lanes. This isn't just about handling tournament traffic. It's infrastructure that signals to developers, "This area is ready for density." Six-lane arterials don't get built for speculative growth: they get built because traffic counts and development projections demand it. The Links on PGA Parkway will be finishing its final phases throughout 2027, meaning luxury residential options will be available right as the world's attention turns to Frisco. Timing couldn't be better for developers who understood the market cycle here. Fields West is the wildcard. Phase 1 is scheduled to start opening in Fall 2027, which means it likely won't be operational during the May tournament. But construction will be substantially complete, and the visual impact of a massive mixed-use development taking shape sends its own message to visitors and investors alike. The Economic Ripple Effect: Hotels, Restaurants, and Everything Else Let's talk about what 200,000+ visitors over a week actually means for local businesses and real estate values. Every hotel room within a 30-mile radius will be booked solid. Premium properties will command rates 3-4x their normal pricing. Frisco currently has roughly 5,000 hotel rooms, with another 2,000+ under construction or in planning stages specifically because of PGA Frisco and the tournament schedule: 26 championships are planned over an 11-year span. Restaurants will see record weeks. We're not talking about a 20% bump: think more like 300-400% increases in covers for any establishment within striking distance of PGA Frisco. Smart restaurateurs are already planning additional staffing and extended hours. Retail will explode. Tournament week becomes a captive audience of affluent visitors with time to kill between rounds. The mixed-use development at PGA Frisco includes over 300,000 square feet of multifamily housing, upscale shopping, dining venues, and a 300-room hotel: all designed to capture this audience. But here's what matters most for real estate investors: this isn't a one-time event. PGA Frisco has two PGA Championships scheduled, plus 24 other major tournaments over the next decade. Each one reinforces Frisco's position as a golf destination, each one brings national media attention, and each one tells corporate relocations and high-net-worth individuals, "This is where things are happening." The PGA Halo Effect on Land Values Frisco Mayor Jeff Cheney nailed it when he described what's happening: "Because of this halo effect and the investments, this region is going to be second to none for destination retail, dining, shopping, all the office parks, and likely that part of our city will develop 20 years faster than it otherwise would have." Twenty years faster. Let that sink in for anyone evaluating Dallas land for sale opportunities right now. The data backs this up. Homes in golf course communities across Texas add an estimated $14.3 billion in total property value compared to similar non-golf properties. The PGA Frisco development alone is a $550 million, 600-acre mixed-use complex that's already catalyzing secondary development across North Frisco: areas that were predominantly undeveloped farmland just five years ago. Multiple developments broke ground immediately following the PGA's arrival, including townhomes, multifamily projects, retail centers, and a 40-acre greenbelt system. This isn't speculative development: these are projects with committed capital responding to proven demand. The pattern is clear: major sports facilities drive land values up in concentric rings. Close-in parcels capture premium pricing for mixed-use and hospitality. Secondary rings become prime territory for residential development. Outer rings benefit from infrastructure improvements and regional population growth. For investors focused on land development Texas opportunities, understanding these rings and getting positioned ahead of the market cycle is everything. Why Now Is the Time for Land Acquisition Here's the reality: if you're reading about it in a blog post, you're not early. But you're not late either: you're right in the sweet spot where the trend is proven but the bulk of appreciation is still ahead. The 2027 PGA Championship will be a watershed moment for North Texas real estate perception. National and international media will broadcast images of a world-class golf facility, gleaming new developments, a Universal theme park, and infrastructure that signals serious growth. That's the kind of publicity that typically costs tens of millions in marketing spend, and Frisco gets it for hosting a tournament. Smart money is making moves now on land acquisition services in the corridors adjacent to PGA Frisco and along the major arterials that will handle increased traffic and development. These are parcels that benefit from proximity and infrastructure without paying the premium for being inside the primary development zone. The other factor working in investors' favor right now: construction timelines. Any project breaking ground today can be substantially complete by mid-2027, positioned perfectly to capitalize on the tournament momentum and the sustained attention PGA Frisco generates through 2030 and beyond. Looking Ahead The PGA Championship in May 2027 isn't just a tournament: it's the exclamation point on Frisco's transformation from bedroom community to destination city. It's the moment when national attention validates what local investors and developers have known for years: this region is experiencing once-in-a-generation growth dynamics. For anyone serious about North Texas land for sale, the question isn't whether to get involved: it's where to position for maximum upside as this story continues to unfold. Contact Cooper Land Company to discuss land acquisition opportunities in the PGA Frisco corridor and across high-growth North Texas markets. We specialize in identifying and securing prime development parcels before they hit the broader market.

Japanese investor, Texas developer team up on luxury tower in Dallas StreetLights Residential to build 20-story apartment building The yet-to-be-named apartment tower will sit just north of The Shops at Park Lane at the southeast corner of North Central Expressway and Park Lane in Dallas. (StreetLights Residential) By Candace Carlisle CoStar News February 6, 2026 | 1:22 P.M.   Apartment developer StreetLights Residential, in partnership with the U.S. subsidiary of one of Japan's largest real estate firms, is getting ready to begin construction on a 20-story high-end apartment tower in Dallas.       The yet-to-be-named luxury apartment tower at the southeast corner of Park Lane and North Central Expressway — next to The Shops at Park Lane and near NorthPark Center — is scheduled to get underway this month by the Dallas-based apartment developer in partnership with Mitsui Fudosan America, the U.S. affiliate of Mitsui Fudosan Co. The 365-unit tower is expected to include studios and one-, two- and three-bedroom apartments ranging in size from about 505 square feet to 1,707 square feet. The planned apartment tower is expected to redefine luxury living and bring "a new standard for urban living in Dallas," Senior Vice President Greg Coutant said in a statement. "Located within walking distance of The Shops at Park Lane and near NorthPark Center, Whole Foods, Ikea and a variety of restaurants and cafés, the building will offer a seamless live–work–play experience while providing immediate access to shopping, dining and everyday conveniences," Coutant added. "It will also advance the revitalization of the Park Lane corridor as one of Dallas’ most dynamic mixed-use districts.” This is StreetLights Residential and Mitsui Fudosan America's second joint venture together in Dallas, with the first being The Oliver, an 18-story, 351-unit apartment tower along Haskell Avenue on the east side of North Central Expressway. Construction of the new apartment tower, with hospitality-style amenities, is expected to be completed in early 2029. The project includes a structured parking garage and ground-floor retail space. The new project comes as StreetLights has been pushing apartment pricing higher along North Central Expressway corridor, underpinned by a robust retail trade area with NorthPark and The Shops at Park Lane nearby, said Bill Kitchens, CoStar's director of market analytics for the Dallas-Fort Worth region. The average asking rent per square foot for a StreetLights-developed apartment tower within Dallas is roughly $3 per square foot, Kitchens said. That's well above the $1.80 per square foot for apartment properties within a half mile of the proposed project site, he added. Trammell Crow Co.'s residential arm begins multifamily project in Dallas   Recently, StreetLights revealed pricing of The Galatyn, another luxury apartment tower in Dallas at 3030 Monticello Ave. in the Knox-Henderson neighborhood. The rents will range from $11,500 per month to $24,000 per month, the Dallas Business Journal reported. StreetLights declined to comment on The Galatyn's pricing to CoStar News. The new tower, a firm spokesperson said, has yet to be priced by the partnership. The new project's apartments are designed with high-end finishes from Nest thermostats to custom cabinets to stainless steel GE appliances to wine fridges to designer finishes. The tower will also have amenities including a resort-style pool, a fitness center with sauna and cold plunge, billiards room, private dining room, expresso bar and coworking spaces with private offices. The H-shaped design of the apartment tower is expected to maximize natural light and offer extensive views for residents. The exterior's brick details, glass railings and metal panels are meant to echo the architecture seen at NorthPark. The property will also feature two ceremonial staircases — one for the lobby and the other to connect residents to the property's indoor and outdoor amenities. The 20th floor of the tower is earmarked for penthouse units with taller ceilings.   https://product.costar.com/home/news/1264934457    

The "Pre-Development" Playbook: Buying Land Before the Pipes Arrive There's an old saying in land development: the real money is made before the first shovel hits the dirt. But the even bigger truth? The really big money is made before the city even lays the pipes. In North Texas, particularly in Collin and Denton counties, there's a massive gap between where people want to build and where infrastructure currently exists. That gap is called opportunity. And if you know how to read the signs, you can position yourself to capture serious value before the rest of the market catches on. This is the pre-development playbook: buying land in the path of growth before the utilities arrive, and making a return on patience, timing, and a little bit of strategic homework. Why Infrastructure is Everything Let's start with the basics. Raw land without water and sewer access is just that, raw. You can't build neighborhoods, retail centers, or industrial parks on dirt alone. You need the pipes. You need the power lines. You need the roads that can handle traffic. In Texas, cities extend their utility infrastructure outward as growth demands it, but there's always a lag. The population moves faster than the pipes. Developers start sniffing around before the city council even approves the next Capital Improvement Plan. And that lag, that window between "people are coming" and "the infrastructure is here", is where savvy land buyers make their move. When you buy land before utilities arrive, you're essentially betting on two things: The city will extend infrastructure in your direction (because growth patterns say it will). You'll be ready to sell or develop when that infrastructure lands (and collect the premium that comes with it). It's not speculation if you're doing your homework. It's strategic positioning. The North Texas Infrastructure Lag North Texas is one of the fastest-growing regions in the country, and both Collin and Denton counties are at the heart of it. McKinney, Frisco, Prosper, Celina, Gunter, these aren't just towns anymore. They're sprawling metro extensions with multi-billion-dollar development pipelines. But here's the thing: the infrastructure can't keep up. Cities are scrambling to fund water treatment expansions, extend sewer trunk lines, and widen farm-to-market roads that were never designed for 40,000 cars a day. Meanwhile, landowners sitting in the path of those expansions are watching their property values climb every time a new bond election passes or a regional utility district gets approved. In Collin County alone, there are entire corridors, especially heading north and east out of Plano and McKinney, where land is transitioning from agricultural use to pre-development positioning. The zoning isn't there yet. The pipes aren't there yet. But the inevitability is. And that inevitability? That's what you're buying. How to Identify the Path of Expansion So how do you figure out where the pipes are going before they're actually laid? It's not guesswork. There are breadcrumbs all over the place if you know where to look. 1. Follow the Master Plans Every city in Texas publishes a Comprehensive Plan or Master Thoroughfare Plan. These documents lay out long-term growth strategies, future road expansions, and priority infrastructure corridors. They're public record, and they're gold mines. If a city's plan shows a major north-south corridor getting widened in five years, you can bet that developers will want land along that route now. If the city's water and sewer master plan shows trunk line extensions heading toward a specific area, that's your signal. 2. Track Utility District Filings In Texas, developers often create Municipal Utility Districts (MUDs) or Public Improvement Districts (PIDs) to fund infrastructure in areas where the city hasn't arrived yet. These districts can issue bonds to build water, sewer, and drainage systems, essentially fast-tracking development. When you see MUD filings pop up in the county records, it means someone is serious about bringing utilities to an area. That's your cue to start looking at adjacent land that will benefit from the same infrastructure without bearing the upfront cost. 3. Watch the Big Players Where are the national homebuilders buying land? Where are the industrial developers picking up tracts near highways? The big players have entire research teams dedicated to infrastructure forecasting. You don't need to reinvent the wheel, just follow the transactions. If DR Horton or Hillwood Development is assembling parcels in a certain corridor, they're not doing it on a hunch. They know something. Use that. 4. Talk to the City This might sound obvious, but most people don't do it. Call the city's planning department. Ask about upcoming Capital Improvement Projects. Ask when the next water line extension is scheduled. Ask which areas are being prioritized for annexation. City planners want development. They'll talk. And the information they share is often more current than anything you'll find online. The Value-Add Window Once you've identified where infrastructure is heading, the next step is understanding when to buy and when to sell (or develop). The value-add window typically opens 2 to 5 years before utilities arrive. This is when land is still priced like raw ag land or speculative acreage, but the market is starting to whisper about future potential. Sellers haven't fully priced in the infrastructure yet, but buyers who do their homework can see it coming. Here's what happens during that window: Year 1-2: Land is still cheap. No utilities. No zoning change. Just potential. This is when you buy. Year 3-4: Infrastructure plans get approved. Bond elections pass. Developers start making offers. Values climb 20-40%. Year 5+: Utilities are installed or imminent. Zoning changes get approved. Land is now "development-ready." Values can double or triple from your entry point. The key is buying early enough to capture the spread, but late enough that the infrastructure trajectory is clear. You don't want to be sitting on land for 15 years hoping a road gets built. You want a 3-5 year horizon with a high-confidence outcome. What You're Really Buying When you buy pre-infrastructure land, you're not just buying dirt. You're buying a future entitlement. Entitled land, land that's ready to build on, commands a massive premium over raw land. The difference can be 5x to 10x in high-growth corridors. But entitlement takes time, money, and risk. By positioning yourself before the utilities arrive, you're essentially letting the city and the market do the heavy lifting for you. You're also buying holding cost efficiency. If you can secure an ag exemption (hello, honeybees), your annual property taxes stay low while you wait for infrastructure. If you can lock in seller financing or an option agreement, you can control the land without tying up massive capital. This is a patient investor's game. But the returns justify the wait. The Risks You Need to Know Let's be real: this strategy isn't foolproof. There are risks. Infrastructure delays are common. Cities run out of budget. Bond elections fail. Projects get pushed back 3-5 years. If you're leveraged or counting on a specific timeline, delays can kill your return. Zoning can go sideways. Just because infrastructure is coming doesn't mean you'll get the zoning you want. A residential corridor might get downzoned to lower density. A commercial node might get blocked by neighborhood opposition. Market cycles matter. If you buy at the peak of a real estate cycle and infrastructure arrives during a downturn, your land might not appreciate the way you planned. Timing matters as much as location. The way to manage these risks? Do the homework. Build relationships with city officials. Understand the political landscape. Have a backup exit strategy. And never bet the farm on a single infrastructure bet. The Bottom Line In North Texas, the gap between growth and infrastructure is real: and it's widening. Cities are racing to keep up, and land values are responding in real time. If you can identify where the pipes are going before they're laid, you can position yourself to capture value that most buyers will miss. It's not magic. It's research, timing, and a little bit of patience. The "pre-development" playbook is simple: Buy in the path. Wait for the pipes. Capture the premium. And if you need help identifying those corridors or navigating the due diligence process, that's exactly what we do at Cooper Land Company. We've been tracking North Texas infrastructure and growth patterns long enough to know where the next wave is heading. The pipes are coming. The question is: will you be there when they arrive?

The Land Rush Continues: 100-Acre North Frisco Tract Sells for Future Residential Development FRISCO, TX – February 10, 2026 – In a transaction that underscores the persistent demand for developable land in North Texas, nearly 100 acres of prime real estate at PGA Parkway and Hillcrest Road in North Frisco have been sold for future residential development. The property, located in one of Frisco's fastest-growing corridors, represents yet another significant land acquisition in an area where large-scale parcels are becoming increasingly scarce. While specific details regarding the purchase price and acquiring developer have not been publicly disclosed, the sale signals that institutional and development capital continues to flow aggressively into Collin County's residential market despite rising land costs and tightening inventory. The North Frisco Context The property's location at PGA Parkway and Hillcrest Road places it in the heart of North Frisco's expansion zone, an area that has witnessed explosive growth over the past decade. This corridor has emerged as a focal point for master-planned communities, corporate relocations, and high-end residential development, driven by proximity to both the Dallas North Tollway and major employment centers. Frisco's reputation as one of the fastest-growing cities in America is well-documented. The city has added tens of thousands of residents over the past five years, drawn by top-rated schools, corporate headquarters including those of the Dallas Cowboys and PGA of America, and a quality of life that continues to attract families and professionals from across the country. The sale of this 100-acre tract demonstrates that even as available land within Frisco's city limits becomes increasingly limited, developers remain willing to commit substantial capital to secure the remaining parcels capable of supporting large-scale residential communities. Why Large Acquisitions Still Matter In a market where single-acre lots and small infill parcels have become the norm in many parts of Collin County, the acquisition of a 100-acre tract represents a significant opportunity for comprehensive residential planning. Properties of this scale allow developers to create cohesive communities with integrated amenities, parks, trails, and infrastructure: features that have become standard expectations for today's homebuyers. The continued viability of these large-scale transactions reveals several market dynamics at play: Sustained Housing Demand: Collin County's population growth shows no signs of slowing. The region continues to attract corporate relocations and expansions, bringing thousands of new jobs and workers who require housing. This demographic pressure maintains upward momentum on both home prices and the underlying land values that support residential development. Builder Confidence: Despite economic uncertainties and fluctuating interest rates, national and regional homebuilders continue to invest heavily in North Texas land positions. The willingness to acquire 100-acre parcels signals confidence in long-term absorption rates and the belief that demand will support development timelines that may extend five to ten years or more. Limited Alternatives: As developable land within established municipalities like Frisco becomes scarcer, the remaining large parcels command premium attention. Developers unable to secure positions in prime locations are increasingly forced to look further north into cities like Prosper, Celina, and Gunter, or to accept smaller, more challenging infill sites. The Ripple Effect on Neighboring Markets The implications of this sale extend well beyond the property's boundaries. Cooper Land Company has observed that major land acquisitions in saturated markets like Frisco create predictable ripple effects in adjacent communities. Celina and Prosper: These immediately adjacent cities have already experienced substantial appreciation as buyers and developers priced out of Frisco have redirected capital northward. Properties that were trading at $50,000 to $75,000 per acre five years ago now command $150,000 to $250,000 per acre or more, depending on location and zoning status. As Frisco's remaining inventory continues to be absorbed, this northward pressure will only intensify. Gunter and Anna: The next tier of communities along the Dallas North Tollway and US-380 corridors represents the current frontier for large-scale land banking and pre-development acquisitions. While still predominantly agricultural, these areas are witnessing increasing transaction activity as sophisticated investors recognize the 10-to-15-year development trajectory. The "Gunter Gap": the undeveloped space between Frisco's northern boundary and Sherman's southern growth: is closing faster than many anticipated. Fannin County and Beyond: For investors with longer time horizons, areas even further north are beginning to enter the conversation. The recent opening of Bois d'Arc Lake and the massive industrial investments in Sherman have created new catalysts for residential growth in communities that were largely off the radar just a few years ago. Strategic Implications for Land Investors At Cooper Land Company, we monitor transactions like this North Frisco sale not merely as isolated data points, but as indicators of broader market momentum and strategic opportunities. Several key insights emerge from this acquisition: The Land Banking Window is Narrowing: For investors seeking to replicate the returns that early Frisco land buyers enjoyed, the focus must shift northward. Properties in Celina and Prosper are already moving from the "land banking" phase into the "pre-development" phase, with infrastructure and municipal planning creating near-term development potential. The next genuine land banking opportunity exists in Gunter, Anna, and select areas of Grayson County. Infrastructure Drives Everything: The North Frisco property benefits from proximity to existing infrastructure: water, sewer, roads, and utilities. This infrastructure advantage compresses development timelines and reduces risk. Investors looking at more distant markets must carefully evaluate infrastructure plans and timelines. A property 20 miles from existing utilities may remain economically undevelopable for decades without coordinated public investment. Size and Assemblage Matter: While this 100-acre tract is substantial, it's worth noting that many of the most successful master-planned communities in Collin County span 500 to 2,000 acres or more. The ability to assemble contiguous parcels large enough to support comprehensive development remains a critical factor in maximizing land value. Small, isolated parcels: even in good locations: face challenges in attracting institutional capital and major developers. Zoning and Entitlement Risk: Raw agricultural land trading at $30,000 per acre can seem like a bargain compared to entitled residential land trading at $200,000 per acre, but the path from one to the other is neither certain nor quick. Cooper Land Company advises clients to carefully evaluate municipal annexation policies, zoning procedures, and political dynamics before committing capital to pre-development positions. What This Means for 2026 and Beyond The sale of this 100-acre North Frisco tract in early 2026 should be viewed as part of a continuum rather than an isolated event. Collin County has experienced a sustained land rush for more than two decades, and despite predictions that the market would eventually exhaust its supply of developable parcels, transactions continue to occur at elevated price points. Several factors suggest this momentum will persist: Job Growth: The Dallas-Fort Worth metroplex continues to add corporate headquarters and expand its employment base. Until job growth stabilizes or reverses: a development not currently on the horizon: housing demand will remain strong. Quality of Life Premium: Collin County's schools, safety, and amenities command a quality-of-life premium that supports higher land and housing prices. Families are willing to pay for access to these attributes, which sustains developer confidence. Infrastructure Investment: Public investment in transportation infrastructure, particularly the extension of the Dallas North Tollway and improvements to US-380, continues to push the development frontier northward. Each mile of new tollway corridor unlocks hundreds or thousands of acres for future development. Cooper Land Company's Perspective At Cooper Land Company, our role extends beyond facilitating transactions to providing strategic intelligence and market analysis that helps clients make informed decisions about land investments and development timing. Monitoring sales like this North Frisco acquisition allows us to: Identify Value Migration Patterns: Understanding where development capital is flowing helps us advise clients on emerging opportunity zones before they become widely recognized. Assess Market Velocity: The pace and scale of land acquisitions provide insight into market confidence and likely development timelines in adjacent areas. Evaluate Comparable Sales: Major transactions establish pricing benchmarks that inform valuations for similar properties throughout the region. Anticipate Infrastructure Needs: Large residential developments drive demand for roads, utilities, schools, and retail: infrastructure that benefits surrounding landowners. For clients considering land banking strategies or development investments in North Texas, we recommend maintaining focus on the fundamentals: location relative to employment centers, infrastructure timing, municipal cooperation, and realistic development horizons. The North Frisco sale reinforces that premium locations with development-ready infrastructure continue to command institutional capital, while emerging markets further north present opportunities for patient investors willing to accept longer timelines in exchange for superior returns. Looking Ahead As Frisco continues to build out its remaining inventory, the conversation inevitably shifts northward. The land rush that defined Frisco in the 2000s and 2010s is now playing out in Prosper and Celina. Within the next five to ten years, Gunter and Anna will experience their own transformation from agricultural communities to suburban growth engines. The 100-acre sale at PGA Parkway and Hillcrest Road is not the end of a trend: it's a milestone in an ongoing evolution. For landowners, investors, and developers willing to think strategically about North Texas growth patterns, opportunities remain. The key is understanding where the market is headed, not where it's been. Cooper Land Company continues to monitor land transactions throughout Collin County and the greater North Texas region. For strategic advice on land banking, pre-development acquisitions, or development timing, contact our team at cooperlandcompany.com/contact. Cooper Land Company specializes in land brokerage, development strategy, and investment advisory services throughout North Texas. Our expertise in market analysis and transaction monitoring helps clients iden

McKinney, Texas — Nov. 3, 2026. The McKinney City Council approved a resolution amending the agreements that govern Municipal Utility Districts (MUDs) No. 1 and No. 2 at Trinity Falls, updating related development and park agreements with Trinity Falls Holdings, LP, and directing the city manager to begin annexation of land in dissolved MUD 2A. The item appears on the city's Legistar system as File No. 26-1069, a resolution on the Nov. 3 regular-meeting consent agenda. Legistar lists the file's status as Approved with a final action date of Nov. 3, 2026. Published meeting minutes on the meeting detail page were still marked draft / not finalized at the time of this report. What the package covers City staff materials attached to File 26-1069 describe three main pieces: Fourth amendments to the 2012 creation and operation agreements for McKinney MUD No. 1 and MUD No. 2. Second amendments to the 2022 Amended and Restated Development Agreement and a related park development and disbursement agreement with Trinity Falls Holdings, LP. Direction for the city manager to initiate annexation of the area contained in dissolved MUD 2A. Staff report that in early 2024 an adjacent owner — Shaddock & Shaddock, LLC and Master Developers Heritage Farms, Inc. — sought to bring a 106.516-acre parcel into Trinity Falls as Planning Unit 10. New lots would fall under Trinity Falls covenants and MUD taxation. The amendment raises the allowed single-family unit count across the districts from 5,304 to 5,683, an increase of 379 homes, and keeps a limit of no more than 2,000 lots narrower than 50 feet. City consent to annex that acreage into MUD No. 1 is part of the resolution package. Separately, staff say approval starts the city's annexation of about 144.727 acres tied to a never-activated MUD 2A area along a stretch of the Collin County Outer Loop, after about 80 acres on and beside the Outer Loop are conveyed to the city under the existing agreement framework. Affected landowners submitted annexation petitions. Park-agreement amendments extend completion deadlines for certain Trinity Falls park improvements into 2027 and early 2028. Trinity Falls covers about 1,600 acres in McKinney's extraterritorial jurisdiction. Its development agreement dates to 2006 and has been amended several times, most recently before this package in October 2023. Status Approved Nov. 3, 2026, per city Legistar File No. 26-1069 (status: Approved; final action: Nov. 3, 2026). Formal meeting minutes were not yet finalized on the Legistar meeting page when checked. Annexation of the MUD 2A area is directed to begin; Planning Unit 10 and the higher lot cap follow the conditions in the amended agreements, including annexation into MUD No. 1 where required. What it means for nearby land MUD amendments and Outer Loop-related annexation change who pays for infrastructure, when city standards apply, and how many lots a master plan can carry. For buyers and sellers near Trinity Falls or the Outer Loop segment described in the staff summary, the practical questions are remaining MUD capacity, tax exposure, and whether a tract sits inside the amended development agreement. Sources City of McKinney Legistar, File No. 26-1069 (Status: Approved; Final action: Nov. 3, 2026; title and attachments including Resolution and MUD/development amendments): https://mckinney.legistar.com/LegislationDetail.aspx?ID=8301741&GUID=30C68D72-BB98-4DB9-A60F-26735DE48370&Options=&Search= City of McKinney Legistar, City Council Regular Meeting, Nov. 3, 2026 (agenda listing File 26-1069; minutes noted as not finalized on meeting page): https://mckinney.legistar.com/MeetingDetail.aspx?GID=81&LEGID=6027 City of McKinney, Resolution attachment to File 26-1069 (consent to annexation of 106.516 acres into MUD No. 1; direction on MUD 2A annexation): https://mckinney.legistar.com/View.ashx?M=F&ID=16097491&GUID=58C9B0DB-5BEB-4191-AB89-1277257AF1BC McKinney Weekly, pre-meeting summary of staff package (Oct. 29, 2026): https://mckinneyweekly.news/article/trinity-falls-could-add-a-106-acre-planning-unit-and-379-more-homes-under-agreements-going-to-council-nov-3 Email Dan@CooperLandCompany.com or visit cooperlandcompany.com.

Prosper / Denton and Collin counties — reported Oct. 1, 2026. Tellus Group has acquired 96 acres at the southeast corner of Teel Parkway and Parvin Road for the final residential phase of Windsong Ranch, the master-planned community (MPC) the company has been building for more than a decade. Local Profile, DFW Agent Magazine and the Dallas Business Journal reported the purchase from Tellus materials. The purchase price and seller were not disclosed. What was announced Tellus plans about 290 homesites on the newly acquired acreage. Local Profile reported the sites sit along Teel Parkway, across from Moseley Middle School, and that the acquisition is the final residential piece of a community spanning about 2,030 acres across Denton and Collin counties. The same coverage puts more than 3,300 single-family homes already in the community and more than 600 acres in green space, trails and parks. Amenities include a crystal lagoon and three clubhouses already open; a fourth amenity center, The Court House, was nearing completion with pickleball courts and a picnic area. Press materials describe Windsong Ranch as a roughly $3 billion community project. That figure describes the overall development, not a verified price for the 96-acre tract. Craig Martin, founder and CEO of Tellus Group, said in a statement quoted by Local Profile that the acquisition allows the company to finish the residential plan and welcome another generation of families. First residents moved in in 2014. The lagoon opened in 2019. Status Acquired, as announced around Oct. 1, 2026. Public reports do not disclose a sale price. What it means for nearby land A final residential phase inside an established Prosper MPC signals continued absorption in a finished and finishing neighborhood. Without a disclosed price, the deal is not a usable per-acre comparable for other Prosper tracts. Location, utilities, entitlements and access still drive value outside the Windsong plan. Sources Local Profile, "$3 Billion Windsong Ranch Is Growing Again In Prosper With 290 New Homes" (Oct. 1, 2026): https://www.localprofile.com/real-estate/3-billion-windsong-ranch-is-growing-again-in-prosper-with-290-new-homes-12845693 DFW Agent Magazine, "Final phase of development underway at Windsong Ranch MPC following 96-acre acquisition" (Oct. 1, 2026): https://dfwagentmagazine.com/2026/10/01/final-phase-windsong-ranch-96-acre-acquisition/ Dallas Business Journal, "$3 billion Windsong Ranch enters final residential phase" (Oct. 1, 2026): https://www.bizjournals.com/dallas/news/2026/10/01/windsong-ranch-prosper-final-phase-tellus-martin.html DealRevue deal card (citing Bisnow): https://dealrevue.com/dallas-fort-worth/deals/96-acres-at-teel-pkwy-and-parvin-rd/ Email Dan@CooperLandCompany.com or visit cooperlandcompany.com.

McKinney, Texas — closed Sept. 22, 2026; announced Oct. 13, 2026. Craig International has sold the retail component of District 121, the restaurant and retail destination near State Highway 121 and Alma Road, according to Community Impact and Local Profile reports based on a company announcement. The buyer and purchase price were not disclosed. The property was 100% leased at the time of the sale. What sold Community Impact reported that District 121's retail component includes two buildings totaling 36,723 square feet on a little more than 3.70 acres, per Collin County land records cited in that report. The overall District 121 development is more than 17 acres and includes an office building and a parking garage. Local Profile described the site as about 17.85 acres with a central outdoor common area known as The Commons. Tenants named in coverage include Mi Cocina, Bob's Steak and Chop House, Pie Tap, Broken Yolk, The Common Table, Credit Union of Texas, Shun by Yama Sushi and Skinn by Beverly Hills. Tim Axilrod of SHOP Companies marketed the property and brokered the sale. He said in a statement quoted by Community Impact that the deal went from contract to closing in 62 days. David Craig, chairman and CEO of Craig International, said reaching 100% leased as the sale closed reflected tenant strength and continued growth in the area. The sale follows an earlier transaction on the adjacent Class AA office building at Alma Road and SH 121, sold by Kaizen Development Partners to Eckard Enterprises in October 2025, according to Collin County land records cited in the same reporting. A shared parking garage serving the property is managed by the McKinney Economic Development Corporation, according to Local Profile. District 121 opened in 2023. Status Closed Sept. 22, 2026. Announced Oct. 13, 2026. Buyer and price were not disclosed. Occupancy was reported at 100% at closing. What it means for nearby land A fully leased restaurant-retail node trading near SH 121 is a leasing and location data point for McKinney's Craig Ranch / Alma corridor. Without a disclosed price, the sale does not set a published dollar-per-square-foot comparable. Sources Community Impact, "Craig International sells District 121 retail property in McKinney" (Oct. 13, 2026): https://communityimpact.com/mckinney/development/craig-international-sells-district-121-retail-property-in-mckinney/ Local Profile, "McKinney's District 121 Sells After Reaching 100% Occupancy" (Oct. 14, 2026): https://www.localprofile.com/real-estate/mckinneys-district-121-sells-after-reaching-100-occupancy-12890891 DealRevue, District 121 deal card: https://dealrevue.com/dallas-fort-worth/deals/district-121/ Email Dan@CooperLandCompany.com or visit cooperlandcompany.com.

Celina, Texas — Nov. 8, 2026. A request to allow a Kia dealership on about 10 acres at the northwest and southwest corners of Dallas Parkway and Cobb Street goes before Celina City Council on Tuesday, Nov. 10, after the city's Planning and Zoning Commission unanimously recommended approval in October. The city staff report in the council's Nov. 10 agenda packet states that the commission "unanimously recommended approval (5-0)" at its October meeting and that no one spoke during the public hearing. Staff recommends that council approve the request as presented. The request is still a proposal; it is not approved until council adopts the zoning ordinance. What the request would change The land is zoned Planned Development (PD) No. 80, a mixed-use district created in 2017 and amended in 2021 and 2023. Car dealerships are not allowed under that zoning, so the applicant is asking council to amend the roughly 10-acre portion with modified development standards. The site is in the Suburban subzone of the Dallas North Tollway Overlay District. According to the staff report, new car sales are allowed by right in Celina only in industrial zoning districts. On commercial, retail, office or tollway overlay land, a dealership needs a planned development or a specific use permit (SUP). The overlay allows dealerships in the Suburban subzone with an SUP or an amended PD. City leaders gave direction in early summer 2025 that dealerships should not locate in the overlay's High-Rise subzone. The city's Future Land Use Plan shows the area as a Community Mixed-Use Center. Tax estimate in the packet One commissioner asked how much tax revenue the dealership would generate. The applicant answered after the meeting with an estimate that is now in the council packet. It projects $74,000 to $94,000 a year for the city in property and sales taxes, assuming 800 vehicles sold a year and a mature year of operation. The document labels those figures "estimate only." The staff report notes that passenger-vehicle sales do not generate local sales tax. The city does collect sales tax on service parts, and dealerships pay property and inventory taxes. Status Planning and Zoning Commission: recommended approval 5-0 at its October meeting, according to the city staff report. City Council: public hearing and possible action on Nov. 10, 2026, at the regular meeting at City Hall, 112 N. Colorado St. Council's decision is pending. What it means for nearby land If council approves it, the dealership would add another committed commercial user to the Dallas Parkway corridor in Celina's Suburban subzone. If council denies or changes the request, the property stays under its current PD-80 standards. Owners of nearby tracts may want to wait for the final ordinance and any concept-plan conditions before relying on the decision. Sources City of Celina, City Council Regular Meeting agenda, Nov. 10, 2026 (Item VIII.C): https://celinatx.api.civicclerk.com/v1/Meetings/GetMeetingFileStream(fileId=4619,plainText=false) City of Celina, City Council agenda packet, Nov. 10, 2026: Kia of Celina staff report (packet pages 484–485), staff presentation, draft ordinance and applicant's tax revenue estimate (page 514 onward): https://celinatx.api.civicclerk.com/v1/Meetings/GetMeetingFileStream(fileId=4620,plainText=false) City of Celina meeting portal, Nov. 10, 2026 council meeting files: https://celinatx.portal.civicclerk.com/event/1440/files City of Celina, Special Called Planning and Zoning Commission agenda, Oct. 22, 2026: https://celinatx.api.civicclerk.com/v1/Meetings/GetMeetingFileStream(fileId=4575,plainText=false) Celina News, pre-hearing coverage (Oct. 16, 2026): https://celina.news/article/kia-dealership-proposed-on-10-acres-at-dallas-parkway-and-cobb-street-with-planners-hearing-set-for-thursday For more North Texas land news, visit cooperlandcompany.com.

Celina, Texas — Nov. 8, 2026. On Nov. 10, Celina City Council will consider levying about $3.5 million in new special assessments on 136 planned home lots in the Edgewood Creek Public Improvement District (PID). Council will also consider issuing about $7.6 million in special assessment revenue bonds backed by those and earlier assessments. All of the items are proposals listed on the council's Nov. 10 agenda. None has been approved. The district Council created the Edgewood Creek PID by resolution on May 12, 2020. According to the city staff report, the district covers about 246.54 acres east of FM 1385, north of FM 428 and south of Mobberly Drive. It is planned for about 852 single-family lots: 301 in Phase 1, 158 in Improvement Area 2, 136 in Improvement Area 3 and 257 in future phases. The roads, water, sewer and other public improvements will be owned and maintained by the city or by Mustang Special Utility District. A PID lets a city levy assessments on property inside the district to pay for public improvements that benefit that property. Owners pay the assessments in annual installments in addition to property taxes. What council will consider Improvement Area 3 assessments: Council will hold a public hearing and consider an ordinance that levies assessments on the roughly 72-acre Improvement Area 3 and approves an amended service and assessment plan. Estimated improvement costs are $9,332,595, including administrative and bond-issuance costs. The assessments are estimated at $3,500,000. Staff says the improvements are expected to be complete in the fourth quarter of 2026. Bond sale: If the levy is approved, council will consider an ordinance authorizing Special Assessment Revenue Bonds, Series 2026, for Improvement Areas 2 and 3. The estimated principal is $7,646,000. That equals the $4,146,000 in outstanding Improvement Area 2 assessments, levied in 2025 under a developer reimbursement agreement, plus the proposed $3,500,000 for Improvement Area 3. Part of the bond proceeds would refinance that reimbursement agreement. Utility agreement: Council will also consider an interlocal agreement with Mustang Special Utility District covering the water and sewer improvements financed by the bonds. Staff recommends approval. The staff report says the ordinance does not affect the city's operating funds, and bond counsel has approved it. What it means for buyers City estimates for each 50-foot lot in Improvement Area 3 show a combined assessment of about $31,525. That includes the lot's share of earlier "major improvement" assessments. The estimated average annual installment is about $2,943. Expressed as a tax-rate equivalent, the city estimates a total overlapping rate of about $2.47 per $100 of assessed value for these lots, including the PID assessments. The estimates are in the staff presentation, and the city notes they may change once the bonds are priced. Buyers in PID neighborhoods should compare the full annual cost, meaning property taxes plus the PID installment, with homes outside a PID. They should also review the recorded service and assessment plan before closing. Status Oct. 13, 2026: Council approved the preliminary service and assessment plan and called the public hearing. Nov. 10, 2026: Council holds the public hearing and considers the levy ordinance, the bond ordinance and the Mustang SUD agreement. Outcome pending. Sources City of Celina, City Council Regular Meeting agenda, Nov. 10, 2026 (Items VIII.E, IX.A and IX.B): https://celinatx.api.civicclerk.com/v1/Meetings/GetMeetingFileStream(fileId=4619,plainText=false) City of Celina, City Council agenda packet, Nov. 10, 2026: Edgewood Creek PID staff report and staff presentation (packet pages 580–588), draft ordinance and amended service and assessment plan: https://celinatx.api.civicclerk.com/v1/Meetings/GetMeetingFileStream(fileId=4620,plainText=false) City of Celina meeting portal, Nov. 10, 2026 council meeting files: https://celinatx.portal.civicclerk.com/event/1440/files For more North Texas land news, visit cooperlandcompany.com.

While Collin County counted bond ballots on Nov. 3, the Frisco City Council took up the last step on one of the bigger zoning cases in the city this year: ordinances for 223.9 acres at Majestic Gardens Drive and Main Street. Local coverage of the meeting reports that council signed off on two rezoning cases that night, which matches the two zoning items on its agenda. What was on the agenda Item 24 on the Nov. 3 agenda, Zoning Case Z25-0008, was to adopt ordinances repealing a 2016 ordinance for 223.9 acres on the southeast and southwest corners of Majestic Gardens Drive and Main Street. The land would be rezoned into one planned development that mixes retail, two office categories, townhomes, patio homes and single-family lots, plus a second planned development for retail and multifamily. The applicant is SNS Frisco West Main Station, LLC. This was an adoption, not a new hearing. The Planning and Zoning Commission recommended approval July 28. Council held its public hearing Oct. 6 and told staff to prepare the ordinances. Item 25 was a separate case: 6.9 acres at the southwest corner of Independence Parkway and Main Street, moving from Agricultural to Planned Development-Retail. The Trader Joe's piece The piece most people noticed is on the southwest corner of Majestic Gardens and Main. Community Impact reported that council approved on Oct. 6, unanimously, a 9.4-acre mixed-use development there: a 3.22-acre site for a 12,500-square-foot Trader Joe's and 6.18 acres for a 158-unit senior living facility. It will be built in a single phase, and the senior living facility cannot open until Trader Joe's does. As of that report, there was no construction timeline or contractor. Trader Joe's first confirmed it was considering Frisco in October 2025. The project took roughly two years of meetings with council, residents and staff, and the council tabled it in August before approving it in October. Why it matters for land I want to be careful here. I have not seen the final ordinance text, so I am not going to guess at densities or tenants beyond what the agenda and the press reports say. What the record does show: A 224-acre area on Main Street now has a defined mix of uses instead of a 2016 plan. Owners and buyers nearby can read the new zoning and see what the city has already agreed to on the street. A grocery anchor tends to draw other retail and services. That is a pattern I see in deals, not something any of these documents promise. A 6.9-acre tract going from Agricultural to Planned Development-Retail at Independence and Main shows the city is still converting farm-zoned ground along this corridor. The cost of that process is time. This case ran from a July commission vote to a November ordinance, with a tabling in between. If you are planning a rezoning in Frisco, budget for months, not weeks. What to do with it If you own or are looking at ground near Main Street, Independence Parkway or the Frisco west side, pull the Z25-0008 and Z25-0009 files from the city and compare your parcel to the new districts. Zoning on the neighbor's land changes the story on yours. If you want to talk through a specific tract, email me at Dan@CooperLandCompany.com or visit cooperlandcompany.com. Related Reading Collin County's $475M Road Bond Failed: What It Means for Land Sources https://dallas.twanews.com/story/frisco-council-tuesday-223-acre-rezoning-animal-facility https://txlocalweekly.com/newsletter/frisco/frisco-approves-animal-facility-design-contract-as-gozone-expands-to-most-residents https://communityimpact.com/frisco/government/frisco-city-council-approves-trader-joe-s-mixed-use-district/ https://citizenportal.ai/articles/11211351/texas/collin-county/frisco/staff-reports-city-council-approved-zoning-for-majestic-garden-project-with-trader-joes-ordinance-heads-to-council-on-nov-3 https://www.agendawire.com/articles/dfw-agenda-items-november-2-6-2026 https://www.muyni.com/meetings/frisco-tx-city-council-regular-meeting-2026-11-03-1700

Rowlett, Texas — Nov. 9, 2026. On Nov. 3, 2026, the Rowlett City Council unanimously approved two zoning ordinances for about 14.87 acres at 3805 Troy Road, the planned site of Trails at Cottonwood Creek Phase 6, according to the city's published meeting summary. What council approved Initial zoning (Item 5.A): Council set Single Family Residential–40/24 (SF-40) as the initial zoning after the property was annexed into the city earlier this year. The Planning and Zoning Commission had recommended approval 7-0. Planned Development (Item 5.B): Council approved a Planned Development district with a Single Family Residential–5/15 (PD-SF-5) base, plus related Comprehensive Plan and Thoroughfare Plan amendments and development standards. The approved plan provides for 70 single-family lots as an extension of the existing Trails at Cottonwood Creek neighborhood, with planned roadway connections, landscaping, open space and drainage areas. A split recommendation On the Planned Development, the Planning and Zoning Commission did not recommend approval: a motion to recommend approval failed 3-4, and the commission recommended denial. City staff recommended approval, and council approved it unanimously. Also on the Nov. 3 agenda Council postponed consideration of $404,209 in proposed negotiated right-of-way purchases at 1921/1923 and 1925 Chiesa Road, tied to the planned widening of Chiesa Road between Dalrock Road and Miller Road, after an executive session. The city says no approval of those acquisitions occurred Nov. 3 and the item moves to the next November meeting. Why it matters for land Annexed acreage on Rowlett's edge now has both base zoning and an approved lot-based plan, which removes a major entitlement hurdle for the next phase. This report does not state a sale price, builder or construction schedule, because the city summary does not give them. Buyers and owners of nearby land should read the full ordinances and meeting materials for conditions. Sources City of Rowlett: Minutes & More, Nov. 3, 2026 City Council Meeting (posted Nov. 4, 2026) Questions about land in North Texas? Contact Dan Cooper at Dan@CooperLandCompany.com or visit cooperlandcompany.com. This article is general information, not legal or investment advice.