If you pulled up the Allen, Texas market snapshot right now, you would see a city that looks like it is cooling gently. Median sale prices down a few percentage points. Inventory actually shrinking. A close-to-list ratio still north of 96 percent. Nothing that reads as alarming.
Then you'd look at Twin Creeks, the golf-course community in Allen, and see a very different number. Depending on which data source and period you check, reported resale price declines there range from 12 to 18 percent. The reported declines are larger than the citywide change.
The difference between the citywide and Twin Creeks figures highlights how neighborhood-level resale trends can vary from the overall market.
Allen's citywide market in Q2 2026
Start with what the city as a whole did in the second quarter of 2026, April through June. The median sale price came in at $505,000, down 3.6 percent from the same quarter a year earlier. Price per square foot fell 5.3 percent to $210.68. Median home size also shrank, from 2,610 square feet to 2,506. All three numbers point the same direction, which is a sign the softening is real and not a statistical trick caused by a shift in what happened to sell that quarter.
But look closer at the supply side and the picture gets more interesting. Active listings actually fell 11.4 percent to 366 homes, closed sales dropped 8 percent to 334, and months of supply held at 3.9, which is balanced territory, not a glut. Homes are still closing within about 3.4 percent of original list price on average. Together, these figures show balanced supply alongside fewer listings and lower prices.
Twin Creeks' resale figures provide a neighborhood-level comparison with Allen's citywide averages.
Twin Creeks resale figures in context
Twin Creeks is built around an 18-hole course designed by Arnold Palmer, with Rowlett Creek running through several of its holes and creating the water hazards the course is known for. Wimberly Place, the neighborhood's only gated subdivision, sits closest to the fairways. It is the kind of address that, for most of its history, held its value because there was nothing quite like it in Allen.
Recent resale figures show a lower median than a year earlier. Resale data through March 2026 put the median sale price at $590,000, down 17.7 percent from a year earlier. A separate trailing 12-month read put it at $573,650, down 12 percent from the prior 12-month period. These figures cover different periods, but both show declines larger than the citywide 3.6 percent decline.
The price tier provides further context: Twin Creeks' median sale price sits within the $500,000 to $749,000 band that already makes up 33.3 percent of all Allen closings, the single largest price tier in the city.
Further up Twin Creeks' price range, the neighborhood's estate-sized homes run as high as roughly $4 million. The broader Allen luxury tier, homes over $750,000, is where market times run longest and buyers have the most room to negotiate.
| Segment | Recent median | Year-over-year change | Notes |
|---|---|---|---|
| Allen citywide (all resale) | $505,000 (Q2 2026) | down 3.6% | Inventory down 11.4%, 96.6% close-to-list ratio |
| Twin Creeks resale | $590,000 (Mar 2026) | down 12% to 17.7%* | Sits inside Allen's largest price band |
| New construction citywide | roughly $540,000 | builder-set, incentive-adjusted | Rate buydowns and credits common |
*Range reflects two different data sources measuring slightly different windows.
How new construction compares with established resale homes
New construction in Allen is a smaller, more scattered slice of the market than in fast-growing cities north of Highway 380, but it hasn't disappeared. Shaddock Homes is actively selling in Custer Ridge Estates. Drees Custom Homes has a townhome community called Chelsea Commons. CB JENI Homes is building townhomes elsewhere in the city. New home listings across Allen carry a median around $540,000, roughly in line with or even below where Twin Creeks resale sits.
One of the newer townhome communities marketed in Allen is called Twin Creeks Watters. New construction may offer new systems and builder incentives, while resale homes vary in age and condition.
Builders may offer a rate buydown, a design-center credit, or closing cost assistance. These incentives can reduce a buyer's costs while the listed price remains unchanged. Resale sellers may negotiate on price, and buyers can compare available terms alongside a home's age and condition. Allen's median home age is around 25 years; potential roof or HVAC costs may also factor into a buyer's comparison of new construction and resale.
What this means if you're weighing Allen against a newer address
For a buyer comparing Allen to Prosper, Celina, or the newer pockets of McKinney, Twin Creeks is an established, amenity-rich community in a city with limited new supply. Historically, that setting has supported long-term price recovery once financing conditions ease. An older golf-course home's asking price is a starting point for negotiation. HOA dues in Twin Creeks already vary from roughly $60 to $400 a month depending on the subdivision, and the home's age means an inspection is likely to surface real, negotiable items. A seller using a 2022 comparable sale may be working from a different market period; buyers can use current subdivision-level data to inform negotiations.
For a seller in an older Allen subdivision, recent comparisons can help inform pricing. Pricing against last year's comparable sales or a 2022 peak may not reflect current conditions. Homes closing efficiently—in around 35 to 40 days, with a close-to-list ratio near 96 to 97 percent—are priced in line with current absorption. If you're weighing whether to list this fall, an accurate read on where your specific subdivision sits, not the citywide median, is the number that should shape your strategy. That is exactly the kind of neighborhood-level pricing conversation worth having before a home goes on the market, and it's a core part of how we approach a home valuation in Allen right now.
If you're relocating in and trying to decide where in Collin County to focus your search, the same logic applies in reverse. The Allen neighborhood guide is a good place to start narrowing that search, because the city-level story and the subdivision-level story are not the same market this year.
A few questions worth asking before you act on either side of this
Does a double-digit decline mean Twin Creeks is losing long-term value? Not necessarily. The city's limited new construction pipeline and established school infrastructure have historically supported price recovery once rate conditions improve. The available figures show larger recent declines in Twin Creeks than citywide, but they do not by themselves establish whether the neighborhood will lose long-term value.
Should I compare a new-construction listing price directly to a resale listing price? Not without adjusting for incentives. A builder's $540,000 sticker price with a rate buydown and a design credit can carry a lower effective monthly cost than a resale home listed at the same number with no comparable concession attached.
Is this pattern unique to Twin Creeks, or does it show up elsewhere in Allen? Builder incentives and home age may be relevant when comparing new construction with resale, but the figures here do not establish that builder-subsidized competition explains Twin Creeks' larger reported declines. Twin Creeks' median sale price falls within the $500,000 to $749,000 band, Allen's largest price tier.
Numbers like these change how a negotiation should start, on either side of the table. If you're trying to figure out what a specific Allen subdivision is actually worth this fall, or how to structure an offer against a seller who's still pricing off an old comp, Vesta Schneider can walk through the subdivision-level data with you before you make a move.
This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.
