Where to Live in
Plano

The 2026 Vibe Check

Plano isn't the "Dallas Suburb" anymore; it's a city with a split personality, and the divide is getting sharper. If you're looking at the map, the real story is the tug-of-war between West Plano's established wealth and East Plano's raw, aggressive gentrification. The DNT (Dallas North Tollway) is the spine of the action. Every new high-rise and luxury complex is clinging to it, pushing the density north. Legacy West is the headline, sure, but it’s becoming a corporate theme park. The real action is filtering down into the pockets just outside the gates. You’re seeing $900k tear-downs popping up in Old Shepard-Plano, while the area around 15th & Custer is a frantic construction zone of "luxury" boxes. The "Eastside Renaissance" is the talk of the town, but make no mistake: it’s uneven. You can sip a craft cocktail at The Yard on 14th, but five minutes east, you’re still in the gritty, industrial-plaza Plano of the 90s. The vibe for 2026 is "friction." Tech money is flooding the west, pushing the authentic (and the affordable) further east. If you’re not paying attention to the specific street grid, you’ll overpay for a view of a highway or buy into a neighborhood that won’t gentrify for another decade.

The Shortlist

West Plano / Legacy West

• The Vibe: Corporate Luxury
• Rent Check: 35% above city avg.
• The Good: This is the epicenter of the Toyota and FedEx Office campuses. Walkability is high if you live inside the mixed-use developments. The Boardwalk at Legacy offers a manufactured waterfront with solid lunch spots. The schools (Westwood Elementary) are top-tier. Commute to anywhere on the north side of Dallas is a breeze.
• The Bad: It’s soulless. You’re paying a premium for a brand, not a neighborhood. Traffic on Parker Road and Custer Road is a gridlocked nightmare during rush hour. Everything feels new, shiny, and temporary.
• Best For: Tech transplants on a 2-year assignment, young professionals who want a "live-work-play" brochure come to life.
• Insider Tip: Skip the Legacy West plaza on a Saturday night. Instead, drive to Main Street in Historic Downtown Plano (just south of 15th) for a genuine local vibe at Layered bakery or a beer at Union Bear.

Old Shepard-Plano / The Mews

• The Vibe: Established Money
• Rent Check: Comparable (High for SFH).
• The Good: This is the Plano Parkway corridor. Mature trees, 1960s brick ranches on 0.25-acre lots, and a quiet, established feel. It’s centrally located, minutes from Preston Road and 75. The Oak Point Park trail system is your backyard. You get space and privacy here.
• The Bad: Housing stock is aging fast. If you don't want a mid-century remodel project, this isn't for you. It's car-dependent; there is zero walkability to retail. The gentrification is happening, but it's slow, and you'll still have a 1970s house next to a $1.2M new build.
• Best For: Families who want a big yard and a quiet street but need to be centrally located. Empty nesters downsizing from a larger estate.
• Insider Tip: The hidden gem is Whiffletree Park. It’s tucked away off Whiffletree Drive and offers a serene, wooded escape that feels miles away from the city.

East Plano (East of 75)

• The Vibe: Up-and-Coming Grit
• Rent Check: 15% below city avg.
• The Good: This is the value play. You have the DART light rail running straight into downtown Dallas (15th Street Station). The Plano East Metroplex area is seeing massive investment in infrastructure. You can still find relatively affordable single-family homes with character. The Haggard Park area is the anchor of the historic district.
• The Bad: It’s rough around the edges. Crime rates are statistically higher here than in West Plano. The retail is mostly big-box chains and strip malls. You have to be selective; one street is quiet and historic, the next feels sketchy. The "Eastside Renaissance" has a long way to go.
• Best For: First-time homebuyers who work in Dallas and need the rail line. Investors looking for the next boom area.
• Insider Tip: Check out the Plano Metro Express car wash on 14th Street—it’s a local landmark. For a surprisingly good meal, hit up Babe’s Chicken Dinner House on Central just south of 15th.

Spring Creek / Willow Bend

• The Vibe: 1980s Prestige
• Rent Check: Near city avg.
• The Good: This is where the old money of Plano lives. Massive brick homes on winding, tree-lined streets. The Spring Creek Park greenbelt is incredible for dog walking. You’re right next to The Shops at Willow Bend (which is getting a reboot) and the Plano Event Center. It feels settled and permanent.
• The Bad: It’s far north. If you work in Dallas proper, the commute is a haul. The streets are narrow and crowded with parked cars (no garages for many of these older homes). The HOA fees here can be aggressive.
• Best For: Established families with multiple cars and high schoolers at Plano Senior High. People who value square footage over modern finishes.
• Insider Tip: The best access to the trail system is off Spring Creek Parkway near Hillcrest Road. Drive it to see the scale of the properties.

Strategic Recommendations

For Families: Old Shepard-Plano is the winner. You get the Plano ISD badge without the West Plano price tag, and you actually get a backyard, which is a luxury in 2026. Look at streets like Whiffletree or Shiloh. The schools are still solid (check Carpenter Elementary zoning), and the commute to the Dallas North Tollway is manageable.

For Wall St / Tech: Legacy West. I hate to say it, but if you're working at Toyota or Liberty Mutual, living here cuts your commute to 5 minutes. You'll pay for it in rent and a lack of soul, but you're buying time. If you want something with more edge, look at the new luxury apartments popping up around 15th & Custer, but be prepared for construction noise for the next 3 years.

The Value Play: East Plano (75074). Specifically, the area east of 75 (Central Expressway) and north of 15th Street. The gentrification wave is hitting Avenue D and H Avenue. Buy a 1960s brick home, renovate it, and hold. The DART access is the ace in the hole here. You're betting on the ripple effect from the Dallas urban core. Buy before the median price hits $500k.