Richardson vs Plano
Richardson buys you a shorter commute and a cheaper house. Plano buys you schools, resale, and a lower tax rate
Richardson and Plano are neighbors on US-75, and buyers routinely cross-shop them. The sticker price favors Richardson: the median sale price was about $462K in May 2026 versus roughly $520K in Plano. But Richardson's Dallas County tax rate is meaningfully higher, around 2.15%-2.2% combined versus about 1.71% for a typical Plano homeowner, which quietly closes much of that gap on a monthly payment. The real decision comes down to three things: which school district you land in, whether you commute south to Dallas or north to Legacy West, and whether you want a 1960s-70s house on a big lot or a newer home in a master-planned pocket.
Side-by-Side Comparison
| Category | Richardson | Plano |
|---|---|---|
| Median Sale Price (2026) | ~$462K in May 2026 (up 2.7% YoY, Redfin) | ~$520K over the trailing three months (down 5.5% YoY, Redfin) |
| Typical Listing Range | $360K-$620K single-family; CityLine condos from ~$280K | Single-family generally runs well above Richardson's; townhomes and condos are the entry point |
| Combined Property Tax Rate | ~2.15%-2.2% (Dallas County side: city 0.54218 + RISD 1.1052 + county/hospital/college) | ~1.71% (city 0.4376 + Plano ISD 1.03955 + Collin County + Collin College) |
| School District | Richardson ISD: 79 (C) on 2025 TEA ratings, uneven by feeder; plus Plano ISD pockets | Plano ISD: 82 (B) on 2025 TEA ratings, more consistent across the city |
| Market Speed | ~65 days to sell, ~1 offer on average | ~37 days to sell, ~3 offers on average |
| City Size | ~119,000-120,000 residents | ~285,000-295,000 residents (2020 census: ~285,000) |
| Commute | ~20 min to Downtown Dallas, ~10 min to Legacy West | ~35 min to Downtown Dallas, ~20 min to North Dallas |
| Transit | Four DART Red Line stations (Spring Valley, Arapaho Center, Galatyn Park, CityLine/Bush) plus Silver Line at CityLine/Bush | DART Red Line at Downtown Plano, 12th Street and Parker Road, plus Silver Line service at 12th Street and Shiloh Road (opened October 2025) |
| Employers | State Farm, Blue Cross Blue Shield of Texas, Texas Instruments, Fossil Group, AT&T, UT Dallas | Toyota North America, JPMorgan Chase, Capital One, Liberty Mutual, FedEx Office |
| Housing Stock | Mid-century ranch on large lots, plus CityLine infill and condos | 1980s-2000s master-planned; newer builds concentrated in west Plano |
| Lifestyle | Eisemann Center, CityLine, one of Texas' deepest Asian dining corridors | Legacy West, The Shops at Legacy, 80+ parks and roughly 100 miles of trails |
Choose Richardson if…
You commute to Downtown Dallas or UT Dallas, or you want to actually use DART rail instead of just living near it. You want more house, more lot, and mature trees for less money, and you are comfortable renovating a 1960s-70s home. Watch the tax rate: on the Dallas County side of Richardson it runs roughly half a point higher than Plano's, so run the payment before you assume you are saving money. If you can find a Richardson address zoned to Plano ISD (Palisades and similar pockets), that is arguably the best value in this comparison. Just verify the attendance zone in writing, because it drives a real price difference.
Richardson GuideChoose Plano if…
Schools are your top priority and you want a district that grades out more consistently rather than feeder-by-feeder: Plano ISD scored 82 (B) on the 2025 TEA accountability ratings versus 79 (C) for Richardson ISD. You or your spouse works at Legacy West, and you want the lower effective tax rate, the deeper amenity base, and the faster resale: Plano homes sold in about 37 days with roughly three offers, versus around 65 days and one offer in Richardson. You are paying more up front, and Plano's median was down about 5.5% year over year, so negotiate. But you are buying the more liquid, more consistently graded asset, and for most relocating families that is worth the premium.
Plano GuideStill deciding?
Talk to Mali. She knows both markets
Over 11 years helping buyers choose between Richardson and Plano. Get a candid recommendation based on your budget, commute, and lifestyle.