May is the month when everything moves at once. School years end. Summers begin. And in North Dallas right now, the neighborhoods are changing faster than at almost any point in recent memory. New schools under construction. Transit confirmed. Bond money approved. Builders on every block. Short-term rental rules tightening. A park the size of Central Park breaking ground in Frisco.

This month’s blog goes deeper on every story from the newsletter, plus context that didn’t fit in the email: the full school-by-school breakdown, what the Silver Line means for property values long term, how the builder effect actually works on your tax bill, what Richardson’s STR pause means for owners and buyers, and more.

Richardson ISD Is Rebuilding Every Junior High — The Full Story

On May 7, the Richardson ISD school board unanimously approved $486.7 million in guaranteed maximum prices for six middle school transformation projects. Construction begins in June 2026. All six campuses are expected to be complete by August 2028. This is the largest school construction investment in RISD history.

Four brand new campuses:

Parkhill Junior High — new 3-story building. If your child attends Parkhill during the 2026–27 or 2027–28 school years, construction will be active on campus. Temporary portable classrooms will be in place throughout. Students remain on campus.

Westwood Junior High — Math, Science & Leadership Magnet. Also a full rebuild, same timeline. Families considering Westwood as an alternative to Parkhill to avoid construction — it is on the same timeline. Both under active construction simultaneously.

Richardson West Junior High — Arts & Technology Magnet. Brand new building, same timeline. Same caveat for families considering this magnet school as a construction-free alternative — it isn’t.

Liberty Junior High — new building, same timeline.

Two significant additions and renovations:

Apollo Junior High — significant additions and renovations plus a new academic wing. Phase I runs May 2026–July 2027, Phase II June 2027–August 2028. 32 portable classrooms across 6 buildings on campus for the entire 2026–27 school year, with covered walkways and full safety systems. Track, practice field, and competition gym unavailable during construction. Tennis courts and practice gym remain available. Athletic parent meeting: Monday, July 27, 6–7 p.m. Parent Meeting #2: Thursday, July 30, 6–7 p.m.

Richardson North Junior High — significant additions and renovations plus a new fine arts and athletic addition. 10 classroom portables and 2 library portables across 7 buildings, in use for the entire 2026–27 school year and fall 2027 semester. North parking lot closed fall 2026, reopening spring 2027. Track, field, and tennis courts unavailable — football, soccer, track, and tennis games move to Pearce. Volleyball and basketball remain at North. Athletic parent meeting: beginning of August, 6–7 p.m. Parent Meeting #2: beginning of August, 6–7 p.m. Construction by Lee Lewis Construction.

All six campuses are part of RISD’s district-wide transition from junior highs (grades 7–8) to middle schools (grades 6–8). Lake Highlands and Forest Meadow already made this transition in 2024 as the pilot campuses. The remaining six follow in 2028.

What this means for buyers right now: Here’s the angle that most people miss: buyers who purchase homes in these attendance zones now are buying before the 2028 premium. When four brand new middle school buildings open in fall 2028, homes in those zones get a modern school as a neighborhood amenity. That gets priced into the market after the fact, not before. The families buying today are paying today’s prices for tomorrow’s neighborhood.

RISD also reducing screen time for 2026–27: Starting next school year, RISD is moving to reduce passive screen time in classrooms and return to more physical books. Superintendent Tabitha Branum has described it as a shift toward more active, engaged learning. For families making school-choice decisions, this is a values signal worth knowing about.

Sources: Community Impact Richardson, May 11, 2026 / RISD official Middle School Transformation page / Fox 4 Dallas, May 15, 2026

The Silver Line Is Confirmed for Far North Dallas — What It Means for Property Values

The DART Silver Line opened October 25, 2025. It runs 26 miles from East Plano to DFW Airport Terminal B, crossing seven cities including Richardson and Plano. Two stations serve our neighborhoods directly: CityLine/Bush Station and UT Dallas Station in Richardson; Shiloh Road Station and 12th Street Station in Plano.

End-to-end travel time from Shiloh Road to DFW Airport Terminal B: approximately 55 minutes. Service runs seven days a week, with trains every 15 minutes during peak hours.

The DART vote — what actually happened: On May 2, voters in three cities decided whether to leave DART. Highland Park voted nearly 70% to leave. DART service ended there on May 14 — the first city to leave DART since Coppell and Flower Mound in 1989. Addison voted 70% to stay. University Park voted 54% to stay.

The Silver Line runs through Richardson and Plano — both of which voted to stay. The Silver Line is completely unaffected by Highland Park’s exit.

Why transit access matters for property values: Research on transit-adjacent property values consistently shows that homes within reasonable distance of rail stations — typically half a mile to one mile — appreciate faster and hold value better during downturns than comparable homes without transit access. The CityLine/Bush and UT Dallas stations serve not just commuters but also the 30,000+ students at UT Dallas, creating sustained demand for housing in the surrounding area.

For buyers evaluating Far North Dallas: the Silver Line is not a future amenity. It’s operating now, and the cities it runs through have committed to staying in the system.

Sources: DART.org / City of Richardson / Texas Tribune, May 3, 2026 / WFAA, May 12, 2026

Richardson Short-Term Rentals: What Owners Need to Do Before May 27

The Richardson City Council voted unanimously on April 27 to approve a 90-day prohibition on new short-term rental registrations in residential zones, running May 27 through August 25, 2026.

What this means if you own an operating STR in Richardson: Existing registered short-term rentals are not shut down. You can continue operating normally during the pause — but only if you have submitted a complete registration application by May 27. Operating without registration carries a $500 per day penalty. If you haven’t registered yet, the deadline is seven days away.

What this means if you’re considering buying a Richardson property as an STR investment: You will not be able to register a new STR between May 27 and August 25. The city will conduct a data study during that period to assess STR locations, clustering patterns, and neighborhood impact. Findings are expected in September. Additional regulations could follow. Anyone considering an STR investment in Richardson should factor this regulatory uncertainty into their decision-making.

The FIFA World Cup angle: The pause runs straight through the FIFA World Cup, which brings matches to North Texas this summer. North Texas rental demand will be unusually high during this period — and Richardson landlords who aren’t registered before May 27 will not be able to capitalize on it.

How to register: Registration is handled through the City of Richardson’s Code Enforcement office. Annual registration fee is $75. Owners must designate a local responsible party who can be onsite within one hour and provide specific safety information for guests. Visit cor.net for details.

Sources: Richardson City Council April 27, 2026 / Community Impact Richardson / Dallas Observer / KERA News / Richardson Today

What Happens to Your Property Taxes When a Builder Moves In Next Door

If you own a home in the Reservation, Prestonwood, or surrounding Far North Dallas neighborhoods, you’ve probably noticed the pattern: a builder buys an older home, tears it down, and puts up something new that sells for double or more. It’s happening on dozens of streets right now. And it has financial implications for every homeowner in the neighborhood, not just the ones who sold.

How the teardown effect works on your taxes: When a builder buys a lot for, say, $350,000 and sells a new home for $900,000, that sale becomes a comparable — a “comp” — that DCAD uses to set assessed values for nearby properties. Over time, as more teardowns happen and new homes sell at premium prices, the neighborhood’s assessed value floor rises. This means your property taxes can increase significantly even if you haven’t changed a thing about your home.

Texas’s 10% homestead cap: Texas law limits how much a homestead’s assessed value can increase in any single year — 10% maximum. This sounds protective, and it is — but it doesn’t stop the climb. At 10% per year for three to five consecutive years, a home’s assessed value can increase by 33% to 61% cumulatively. That’s a significant tax increase for homeowners on fixed or moderate incomes.

For sellers considering a builder offer: Builders approach homeowners directly, often with cash offers that seem compelling — and sometimes are. But the right offer depends entirely on what your lot is worth in today’s market, what the builder intends to build, and what comparable lots have sold for recently. Before signing anything, have a conversation with a real estate professional who knows the specific street, the specific builder, and the current comp stack. That conversation takes 30 minutes and could be worth tens of thousands of dollars.

For buyers purchasing resale near new construction: Buying an established home in a neighborhood undergoing teardown activity means you’re buying into an appreciating comp stack. That’s generally good for long-term value — but it also means your tax bill will likely rise over the next several years as new builds close around you. Factor that into your carrying cost calculations.

For the city — it’s unambiguously positive: Higher assessed values mean more property tax revenue without raising the tax rate. Cities actively encourage teardown-and-rebuild activity because it expands the tax base and funds services. That’s worth knowing as context for why this activity is unlikely to slow down.

Grand Park Frisco: 20 Years in the Making, Finally Happening

On April 27, 2026, Frisco Mayor Jeff Cheney stood at the Big Bluestem Trailhead off Cotton Gin Road and said: “We made it, finally.”

After more than two decades of planning, land acquisition, environmental remediation, and community input, Frisco has officially broken ground on Grand Park — a 1,011-acre park stretching from the Dallas North Tollway west to Lake Lewisville. When fully complete, it will be one of the largest urban parks in the United States. https://issuu.com/playfrisco/docs/grand_park_master_plan_-_june_2024

Phase 1 — the Civic Park — confirmed details:

• 69 acres in the northern section near Cotton Gin Road
• 3-acre Arrowhead Pond with kayak launch and paddleboard areas
• Amphitheater for performances
• Splash pad and climbing structures
• Food truck zones
• Event lawn for up to 7,500 people
• $43.4 million construction contract with Crossland Construction

Targeted opening: fall 2027

Note for trail users: The Big Bluestem Trail, a 2.2-mile unpaved trail through the Grand Park site, closes June 1 as it becomes part of the active construction zone. The city recommends Iron Horse Trail (3+ miles, unpaved, trailhead at 5001 Cotton Gin Rd) as an alternative during construction.

The bigger picture: Grand Park is designed as a generational asset — Mayor Cheney has described it as “a generational gift for this community.” Future phases include an Adventure Play area for children, a Sports Park with pickleball, baseball, soccer, basketball and disc golf, and a Botanic Garden and Nature Area. The full buildout will take decades, but Phase 1 establishes the foundation and — critically — proves the project is real after 20 years of plans and renderings.

Why this matters for the broader North Dallas corridor: Frisco is less than 30 minutes up the Tollway from Prestonwood and the Reservation. A 1,000-acre park with an amphitheater, kayaking, and events for 7,500 people is a regional amenity — not just a Frisco amenity. It’s the kind of infrastructure that makes an entire metro area more desirable to live in and raises the floor on property values across surrounding communities.

Sources: City of Frisco official website / Community Impact Frisco / NBC 5 Dallas-Fort Worth / Local Profile, April 2026

The CJ Cup Byron Nelson — North Texas’s Premier Golf Week

The CJ Cup Byron Nelson runs May 20–24, 2026 at TPC Craig Ranch in McKinney — one of the PGA Tour’s premier signature events and one of only two Tour events named after a professional golfer (alongside the Arnold Palmer Invitational).

The tournament has a $10.3 million purse and draws world-ranked players from across the globe. McKinney’s restaurants, hotels, and downtown fill up all week. Thousands of spectators attend daily.

Proceeds from the tournament benefit the Momentous Institute, which provides mental health services to children and families in North Texas. It’s a rare combination: world-class golf that directly funds local community impact.

Tickets are still available at thecjcupbyronnelson.org. If you’ve never attended a professional golf tournament, this is an exceptional one to start with. The course is beautiful, the atmosphere is festive, and the access to world-class players is far more intimate than any other major sport.

Sources: thecjcupbyronnelson.org / PGA Tour official site / Visit McKinney

Spring Maintenance: The Full Guide Before Summer Arrives

There’s a short window every spring — roughly now through Memorial Day — where conditions are right and contractors are still available. Here’s the full checklist:

HVAC tune-up: Before you’re running your system around the clock in July, have it serviced now. A tune-up typically costs $75–$150 and can extend the life of the unit significantly. If you have a home warranty through American Home Shield or another provider, check your plan first — routine maintenance may be covered at no additional cost. Visit ahs.com to check your plan.

Roof and gutters: North Texas hail season runs March through June. A free inspection now tells you where you stand before the next storm. If you have hail damage from the past year you haven’t addressed, your insurance window may be closing. McKinney Roofing and Construction serves our area and offers free estimates: mckinneyroofing.com.

Foundation: Spring’s alternating wet and dry periods are hard on North Texas clay soil — and clay soil is hard on foundations. Check for new cracks in interior walls or door frames that stick, and make sure your grading is moving water away from the slab after rain. Elite Foundation Repairs offers free quotes for DFW properties: elitefoundationrepairs.com.

Gutters: Clear them now before summer thunderstorms. Clogged gutters push water against your fascia board, into your soffits, and ultimately toward your foundation. A $100 gutter cleaning prevents a $10,000 repair.

Drainage: After the next rain, walk your yard and look for pooling water near the foundation. Standing water within six feet of the house should be addressed — it’s not cosmetic. Solutions range from regrading to French drains, depending on severity.

Need referrals for any of these beyond the vendors listed? Reach out and I’ll connect you with the professionals I actually recommend to clients.

What Buyers Are Actually Asking For Right Now

After touring dozens of homes this spring and listening to what buyers say when they walk through a space, I’ve noticed a clear shift. The homes generating the most excitement — and the most offers — aren’t just the ones with great finishes. They’re the ones with spaces that feel intentional. Here’s what’s coming up over and over.

A dedicated bar area off the kitchen — Not a wet bar tucked in a corner — a proper entertaining station that takes the pressure off the main kitchen when guests arrive. When it’s done well, the drinks are handled before the first guest walks in, the kitchen stays clean, and the whole evening feels effortless. Buyers who entertain are actively seeking this. Sellers who have it should be leading with it in every listing description.

A vanity station in the primary bathroom or closet — A proper place to sit, good lighting, a dedicated mirror. It sounds deceptively simple but almost nobody has it right. The homes that do feel like a luxury hotel. The ones that don’t make buyers immediately start calculating renovation costs in their heads. If you’re thinking about listing and you have the space in your primary suite — this is one of the best pre-listing investments you can make.

A lifestyle room — A dedicated space for a specific hobby or activity — mahjong, puzzles, needlepoint, reading, a craft or art practice. Younger buyers especially are embracing what some are calling the return of “grandmother hobbies,” and they want a room that honors it. A space with clear intention beyond a generic home office or fourth bedroom is becoming a genuine differentiator in listings.

Top ROI upgrades if you’re preparing to list:

Garage door replacement — one of the highest ROI projects, often recouping close to or more than its cost through curb appeal and efficiency improvements

Manufactured stone veneer — exterior upgrade returning roughly 90% of costs with an upscale, finished look

Minor kitchen remodel — cabinet fronts, countertops, lighting, and appliances returning 70–75%, especially when layout stays the same

Bathroom upgrades — new vanities, fixtures, and lighting typically recouping 65–70%

Energy-efficient windows — attractive to buyers for lower utility bills and improved comfort, strong curb appeal impact

Wood deck addition — expands outdoor living and recovers around 60–65% of costs

Attic insulation — low cost, pays back in energy savings and strong buyer appeal for efficiency

The consistent finding: practical, high-impact improvements — not necessarily the biggest or most expensive renovations — deliver the best financial return. Before you invest in a full kitchen gut or primary bath renovation, let’s talk. I’ll walk through your home and tell you exactly where to spend and where to save before we go to market.

Plano Is Having a Moment — What Buyers and Sellers Both Need to Know

Plano has always been one of the most desirable addresses in North Texas. And right now, it’s being actively reinvested in from every direction — making it one of the most interesting markets in DFW to watch in 2026.

The Legacy corridor transformation — AT&T is consolidating thousands of employees onto its new 2-million-square-foot campus at 5400 Legacy Drive — the former EDS site that launched the Legacy business park under Ross Perot in the 1980s and has sat vacant since 2018. When fully operational, the campus is projected to generate approximately $6 million annually in Plano city property taxes, up from roughly $140,000 today. Ten thousand employees will need lunch, coffee, dry cleaning, and somewhere to take a client for dinner — all of which flows into the Legacy Drive, Tollway, and Preston Road corridors that nearby residents already use daily.

The Bend at Willow Bend — replacing the last traditional indoor mall built in Texas — is becoming a 90-acre walkable mixed-use district with nearly 1,000 residential units, 800,000+ square feet of retail, restaurants, and entertainment, a hotel, and offices. Crate & Barrel, Equinox, and the restaurant district remain open during construction. The Dallas Stars are in active discussions about building a $1 billion arena on the site. A decision is expected by July 1 — if confirmed, it would add a professional sports anchor to an already transformative development.

The housing market — Plano home values have grown 84% over the last decade, from a median of $292,700 in 2015 to $540,000 today. West Plano’s 75093 zip code — anchored by the Legacy Drive corporate corridor — commands a $790,000 median, the highest in the city. Inventory remains tight with just 2.9 months of supply citywide. Homes are selling at 97–99% of list price. The market is not declining — it is consolidating at price levels supported by strong employment fundamentals and persistent inventory constraints.

The school landscape — Plano ISD has strong schools and a proud tradition — and it’s navigating a significant moment. Enrollment has declined from nearly 56,000 students at its 2012 peak to approximately 44,000 today, with projections showing continued decline. The district is working through a $44 million budget gap for 2026–27, and district leadership has been candid with the school board that structural changes to programs and staffing may be coming. At the same time, the private school sector around Plano is genuinely strong. In some Plano zip codes, 12% of K–12 students attend private school — double the Texas state average. Prestonwood Christian Academy sits right in the corridor. Families are also choosing Challenger School, Alpha Plano, and Dallas institutions including Parish Episcopal, Hockaday, Greenhill, St. Mark’s, and Ursuline.

Understanding what works for your family — public, private, magnet, or charter — and how that connects to where you want to live is one of the most valuable conversations to have before you close on a Plano home. It’s one I have with every buyer I work with in this market.

Sources: Community Impact Plano, May 2026 / Local Profile, February 2026 / Private School Review 2026

Luck is a Lifestyle — A Night Worth Celebrating

Last week’s event at Bam Bird Boutique was exactly what I hoped it would be: a room full of women who were genuinely happy to be there, learning something new, laughing at their tiles, and connecting with people they hadn’t met before.

Ten tables. Three of complete beginners who had never touched a mahjong tile before the instructors sat down with them. Seven of intermediate and experienced players who brought their own energy to the room. Every seat filled.

I’m grateful to Bam Bird Boutique for opening their beautiful space to our group and to their incredible instructors for being so patient with our three tables of enthusiastic beginners. You set exactly the right tone for the evening.

Our sponsors made the evening extra special:

Balloon Garden Dallas — stunning balloon arrangements @balloongardendallas

Lucky Local Blooms — a micro-farm specializing in seasonal specialty cut flowers using only organic and regenerative farming methods. @luckylocalblooms · luckylocalblooms.com

Club Studio North Dallas — full-service fitness gym offering group classes, cycling, and personal training. clubstudiofitness.com

Buboodee — premium bamboo pajamas and gifts for modern families, GOTS-certified sustainable sleepwear for children. buboodee.com

Reluctantly Styled — Dallas-based personal styling and color analysis helping busy women dress with confidence and intention. @thereluctant_influencer · reluctantlystyled.com

J Cohen Art — handmade art @jcohenart

View the event here : https://youtu.be/R_MhAOqNfKo

If you attended and had a wonderful time, the kindest thing you can do is share that experience in a Google review. I’m working toward 100 reviews this year and currently at 21. Your two minutes genuinely makes a difference for a small business.→ Leave a review: share.google/rYaZX6OXlXhR7GSRL

Family Movie Night is coming this summer. Details soon