The Preserve at Fields — Frisco TX

The Preserve at Fields is the guard-gated custom-home phase inside Fields, the 2,500-acre master-planned development in north Frisco anchored by PGA Frisco and the Omni PGA Frisco Resort. Phase 1 is planned for 233 homes built by ten handpicked custom builders under a single architectural review process, which is why the streetscape reads as one intentional neighborhood rather than a collection of unrelated designs.

Access is controlled by electronic gates and privacy walls, with neighborhood security funded through the HOA. Dues in The Preserve run roughly $792 to $833 per month — often billed annually at about $9,500 to $10,000 — versus about $225 per month in Brookside at Fields and about $150 per month in East Village. Those dues fund gate and security maintenance, access to the Brookside Club (fitness center, lap pool, tennis and pickleball, resident pavilions), and upkeep of the rolling common areas, private parks, lighting and trail system. Expect a one-time working capital assessment plus transfer and resale processing fees at closing.

Lots run from 6,800 square feet to just over an acre. Homes here are built, not shopped: you are buying land, selecting a builder and running a construction contract, with a small number of spec estates available at any given time. Realistic all-in pricing starts around $2 million on an interior lot and moves well past $6 million on golf frontage with a large custom program.

Land is the single biggest swing in your total number, and it is priced almost entirely on elevation, views and proximity to the golf course.

Read those numbers as the floor of your budget, not the price of a home. A $650,000 interior lot with a 6,000-square-foot custom build at current DFW luxury construction costs lands in the low-to-mid $2 millions before landscape, pool and outdoor structures. A $3 million golf-frontage lot with a comparable program starts near $5 million. The lot decision, not the finish schedule, determines which market you will eventually resell into.

One practical note: the spread between a $650,000 interior lot and a $2 million golf lot is often larger than the spread in build cost between a good house and a very good house. If your budget is fixed, spending on the site and moderating the program almost always resells better than the reverse.

The gate is permanent, and so is the enclave’s separate architectural control. What changes is everything outside it. Fields is planned as a full mixed-use district — corporate campuses, the Fields West retail core, hotels, apartments, more rooftops and considerably more traffic on the Dallas North Tollway frontage. Ten years from now The Preserve will still be a gated custom neighborhood, but it will sit inside a busy urban district instead of open land.

For most buyers that trade is favorable: walkable retail and resort amenity access support values more than empty acreage does. But if your mental image of this purchase is quiet isolation, price that in now. Ask to see the current Fields land-use plan and the parcels immediately adjacent to your lot, and get the zoning entitlements for them in writing from the developer rather than the sales office.

How much of my investment is tied to PGA and Fields actually delivering?

A material amount, and this deserves a straight answer. The Omni PGA Frisco Resort and PGA of America headquarters are built and operating, which removes the largest execution risk — you are not betting on a concept. The remaining risk is the rest of Fields: the retail core, the office component and the commercial density that justify the premium you are paying over comparable land elsewhere in Frisco. Some of that will arrive later than the current schedule suggests. That is normal for developments of this scale, and it is also normal for it to affect resale timing if you need to sell in years three to seven.

The hedge is straightforward: buy the site quality that stands alone. Golf frontage, elevation and acreage retain buyers even in a slower build-out. A mid-block interior lot bought at a premium because of what Fields will become is the position most exposed to delay.

What is the resale outlook for luxury new construction in Frisco?

The $3 million-plus segment in Frisco is thin — a small number of qualified buyers, transactions measured in months rather than weeks, and a market where one comparable sale meaningfully moves the number. Highly personalized homes narrow that pool further; a 20-seat theater or a very specific material palette reads as a discount to the next buyer, not a credit.

Plan on holding seven to ten years. Build for broad appeal in the permanent elements — layout, ceiling heights, natural light, primary suite on the main level, real outdoor living — and express personality in the things that are cheap to change. And understand the structural headwind of new construction resale: for the first several years, you will be competing against the builder’s newest product on the next street. That is why the irreplaceable lot matters more here than in any resale neighborhood.

Run the numbers first in my Dallas cost calculator, check the schools guide, and see how The Preserve compares against the rest of the North Dallas new-construction market. Cross-shopping Prosper estate product? Read the Windsong Ranch guide or the Park Place buyer guide.