What Hills Of Kingswood's Price Tag Doesn't Tell You

Jerry Mooty heard the number on a podcast and assumed it was a typo. Thirty thousand square feet. Not a subdivision. A house, under construction, in Frisco's Hills of Kingswood. The CEO of Christie's International Real Estate @properties Lone Star had been watching this gated enclave for years, but a build of that scale, reportedly commissioned by a Dallas Cowboys player, was new territory even for him.

That anecdote, reported by the North Texas real estate outlet CandysDirt in July 2025, is the right place to start because it explains something the price data alone won't tell you. Hills of Kingswood doesn't have one housing market. It has several, stacked inside the same guard gate, and the community-wide average price you'll find on any portal blends them into a number that describes almost nothing.

The Number That Doesn't Match

Recent sales data compiled for the neighborhood this summer shows an average sold price around $2.78 million against an average active list price near $4.98 million. That's not a small gap. In most Frisco luxury pockets, list and sold prices track within a reasonable band of each other. Here, the spread is closer to 80 percent.

Part of that is simple thin trading. Listing-site tracking for the neighborhood shows homes sitting an average of 63 days before going under contract, with only a single closed sale in the most recent month tracked. A market that transacts that rarely doesn't produce a stable average. One $15 million trophy listing, like a 13,559-square-foot estate on Starling Drive that came to market this year, can pull the active-list average far above what typical resales in the community actually command. The average isn't wrong. It's just not describing the house you're likely comparing it to.

Why One Average Can't Describe Seven Neighborhoods

The bigger reason the blended number misleads is structural. Hills of Kingswood was platted in phases, and each phase has a different lot program, a different era of construction, and a different price ceiling. The official community site lays out five original phases, and CandysDirt's July 2025 reporting noted that a sixth phase was down to its final few lots at that time, with a seventh phase releasing its last 34 homesites later that year.

A Manor lot in the community averages roughly 13,500 square feet, with only 13 of them platted in the entire neighborhood. A Chateau lot runs closer to 10,250 square feet with a builder-set minimum home size of 2,800 square feet. Comparing a resale on a Chateau lot to an active listing on a Manor or Estate lot isn't comparing similar product. It's comparing different housing categories that happen to share a mailing address.

Where the Big Builds Concentrate

The athlete effect Mooty flagged is real, but it isn't spread evenly across the neighborhood. It clusters in the newer, larger-lot phases. Mansion Global reporting cited by CandysDirt names Cowboys cornerback Trevon Diggs, former running back Ezekiel Elliott, and former MLB outfielder Torii Hunter among the community's residents, and CandysDirt separately documented Cowboys defensive end Sam Williams giving a home tour with listing agent Will Koberg. These aren't modest resales. They're the kind of construction that pushes toward the 30,000-square-foot figure Mooty referenced.

The Starling Drive listing at $15 million and roughly 13,560 square feet appears to be exactly this category of build, reportedly the first steel-frame luxury residence constructed in Frisco, developed under a design-build partnership and built with framing intended to resist pests, mold, and rot over a longer architectural lifespan than standard wood framing allows. That's a genuine product differentiator, but it also sits at the extreme edge of the price range, which is precisely why it drags the neighborhood-wide list average so far from what actually closes.

Meanwhile, the earlier Grand Homes-built product from Phase 4, dating to the community's original construction starting around 2011, trades in a very different price tier. Same gate, same HOA, same guard shack. Different market entirely.

The Supply Squeeze Behind the Squeeze

With Phase 6 down to its final lots and Phase 7's last 34 homesites released back in 2025, new construction inside the original Hills of Kingswood footprint is running out. That scarcity is part of what's pulling buyer attention next door to Kingswood Creeks, a 24-acre, 52-lot development bordering the same Army Corps of Engineers greenbelt that backs much of Hills of Kingswood's wooded phases.

For a buyer comparing options, this matters because Kingswood Creeks isn't a separate market decision. It's a release valve for demand that would otherwise be competing for the last available lots in the original community, which puts additional upward pressure on whatever inventory remains inside the gate, particularly in the larger-lot phases where the athlete and executive buyer pool is concentrated.

What This Means If You're Actually Shopping Here

If you're comparing Hills of Kingswood against other gated Frisco communities like Starwood or Newman Village using headline averages, you're comparing numbers that don't hold still. The neighborhood's own internal spread, between a Chateau resale and a Manor-lot new build, is often wider than the gap between Hills of Kingswood's average and a competing community's average.

The practical move is to identify the phase and lot type before treating any published price as relevant. A Phase 4 resale on a 10,250-square-foot Chateau lot is a fundamentally different purchase than a Phase 1 or Phase 5 estate lot positioned for a custom build in the 8,000 to 13,000-square-foot range. Ask which phase a listing sits in before you ask what the neighborhood average is. The average was never describing your house.

FAQ

How many phases does Hills of Kingswood have? The community was originally planned in five phases. July 2025 reporting on the neighborhood noted a sixth phase down to its final lots, with a seventh phase releasing its last 34 lots later that year, bringing the practical total closer to seven.

Is Hills of Kingswood zoned to Frisco ISD or Lewisville ISD? Multiple sources describing the community place it in Lewisville ISD, with Hicks Elementary, Arbor Creek Middle, and Hebron High School most commonly cited. At least one source lists Frisco ISD campuses instead. Because school zoning can shift by address even within a single subdivision, confirm the exact attendance zone for any specific lot before treating either answer as final.

What makes the newest construction in the neighborhood different from the original homes? The most recent large-scale project reported in the community used steel-frame construction, described as the first of its kind built in Frisco, intended to resist pests, mold, and rot over a longer span than the wood-frame construction used in the original Grand Homes-built phases from the early 2010s.

If you're weighing Hills of Kingswood against other gated Frisco communities and want to know which phase actually matches your budget and build plans, Identity House Real Estate can walk the lot-by-lot math with you. Begin Your Lifestyle Search.