Buyer guide · Aster Park & Grayson County
Resale vs. Builder: Buying New in Aster Park & Grayson County
A practical guide for McKinney / Prosper ISD new-construction shoppers and Grayson County buyers — including Lake Texoma lots — from Christyne Campbell, Dallas-area REALTOR®. Compare move-in-ready resales against builder incentives, then request a private showing.
Why shop with your own buyer agent
Many buyers walk into a builder sales office alone. That counselor works for the builder. Your own agent works for you — comparing communities, reviewing contracts, and helping you negotiate upgrades, closing costs, and timing.
- On most new builds, builders still commonly pay a buyer-agent commission under their co-op policy — so having representation often does not cost you extra out of pocket. Always confirm the current co-op offer for the specific home and community before you register.
- Bring your agent on the first visit. Many builders require registration at first contact; if you register alone, it can be harder to add representation later.
- A local agent who already tracks Aster Park and Grayson County week to week can show you both builder inventory and recent resales so you are not comparing only to the model home.
Aster Park comparison (verified Nov 9, 2026)
Prices and status change; confirm with the listing or builder before you write an offer. Per-sq-ft figures are approximate.
| Home | Builder / type | Price | Beds / baths | Sq ft | $ / sq ft | School | Ready | Notes |
|---|---|---|---|---|---|---|---|---|
| 6817 Tadpole Trail | Highland resale (2024) | $797,000 | 5 / 4 | 3,657 | ~$218 | Prosper ISD | Move-in ready | 0.193-acre corner lot; water filtration, kitchen RO, epoxy garage, wood/wrought-iron fence; fridge & washer-dryer stay |
| 6808 Tadpole Trail | Shaddock QMI | $799,000 | 4 / 4 | 3,682 | ~$217 | Prosper ISD | Available | Burnet plan; media room; no MUD/PID |
| 7212 Dasher Drive | Ashton Woods QMI | $735,000 | 5 / 4.5 | 3,908 | ~$188 | Celina ISD | Available now | Westbrook plan; price reduced; 3-car garage |
| 7213 Oak Knoll Dr | William Ryan QMI | $769,990 | 4 / 4.5 | 3,366 | ~$229 | Prosper ISD | Est. Feb 2027 | Shenandoah II w/ media room; 3-car |
| 7409 Victory Court (Lavon) | Toll Brothers QMI | $899,000 | 5 / 5.5 | 3,686 | ~$244 | Prosper ISD | Move-in ready | Closest size match among Toll QMIs; Toll Aster Park QMIs roughly $769K–$949K |
Takeaway for many Prosper ISD shoppers: 6817 Tadpole is move-in ready on a larger corner lot with upgrades already done, at a lower total price than the Toll Brothers Lavon and roughly even with Shaddock next door — while Dasher at $735K trades into Celina ISD and a different lot story.
Builder incentives right now
Ashton Woods — Aster Park
- Rate offer
- 3.99% (4.02% APR) on a 7/6 ARM for year 1–7*
- Closing costs
- Up to $20,000**
- Window
- Contracts Nov 3–30, 2026; close by Dec 30, 2026
- Lender note
- Advertised rate requires Velocio Mortgage / Advantage program; min credit score 740 for this offer
Highland Homes — DFW (incl. Aster Park)
- Incentive
- Up to $20,000 toward closing costs, rate buydown, title, prepaids, or design options
- Highland HomeLoans
- Up to $20,000
- Other lender
- Up to $15,000
- Window
- Original contracts Oct 1–Dec 31, 2026; close/fund by June 30, 2027
Incentives change and carry lender, credit, and loan-type limits. Treat every advertised rate as an estimate until your lender issues a Loan Estimate.
Monthly payment estimator
Compare a resale (optional seller credit) against a builder home (optional closing-cost credit or buydown). Principal & interest only — estimates, not a loan offer.
Option A — often a resale
Option B — often a builder QMI
Does not include taxes, insurance, HOA, mortgage insurance, or ARM adjustments after the initial period.
Questions to ask before you walk into a builder’s sales office
- Bring your own agent on the first visit
Many builders require you to register at first contact. Arrive with your buyer agent so representation is clear from day one. - Confirm school district by address
Aster Park has homes in Prosper ISD and some in Celina ISD (for example 7212 Dasher). Zoning can differ lot to lot — verify with the district before you fall in love with a floor plan. - Compare lot size and orientation, not just the model
Corner lots, greenbelt backs, and larger acreage (like the 0.193-acre corner at 6817 Tadpole) change how the same square footage lives day to day. - Ask what is included vs. upgrade pricing
On a resale, upgrades like whole-home water filtration, kitchen reverse osmosis, epoxy garage floors, and fencing may already be done. On a new build, those are often design-center extras. - Get the real completion and close date in writing
Quick move-ins and “ready Feb 2027” homes are not the same timeline. If you need to be in by the holidays, prioritize completed inventory. - Still get a third-party inspection on new construction
A builder warranty is not a substitute for an independent inspection before closing — and again before the warranty window ends. - Read the incentive fine print with your lender
Preferred-lender requirements, credit-score floors, ARM vs. fixed, and contribution limits all affect whether the advertised payment is the payment you keep.
Growing into Grayson County
North of McKinney along US-75, Grayson County (Sherman, Denison, Van Alstyne, Gunter, Howe, Pottsboro) is drawing buyers who want newer homes, more land, or a shorter drive to Lake Texoma — often at a lower entry price than Collin County.
A major reason: semiconductor investment in Sherman. Texas Instruments describes a potential up to $40 billion investment for up to four connected 300mm wafer fabs (SM1–SM4); SM1 is in production, and SM2’s exterior shell is complete, with later fabs tied to demand (ti.com Sherman manufacturing). Nearby, GlobalWafers’ GlobiTech silicon wafer facility in Sherman opened Phase 1 in 2025 (roughly a multi-billion-dollar campus), with additional phases planned as customer demand supports them.
Notable new-construction communities
| Community | City | From (builder) | Schools | Why buyers look |
|---|---|---|---|---|
| Bel Air Village (Chesmar) | Sherman | From $274,990 | Sherman ISD | Attainable price point closer to the fabs; amenities and parks |
| Heritage Ranch (Highland) | Sherman | 40-ft lots from the $290s; 50-ft from the $320s | Sherman ISD | Master plan near US-75; parks, trails, ponds |
| Mantua / Mantua Point (Highland & others) | Van Alstyne | Highland 40-ft from the $340s; 55-ft from the $430s; 75-ft from the $610s | Van Alstyne ISD | ~2,000-acre master plan ~10 miles north of McKinney; trails, lakes, resort amenities |
| Gateway Village – The Reserve (Highland) | Denison | Advertised from the $370s (40-ft) / $400s (50-ft) on Highland-area guides — confirm live pricing with Highland | Denison ISD | Wooded / greenbelt feel near Lake Texoma |
Starting prices move with phases and incentives. Christyne will pull current inventory, incentives, HOA/MUD/PID, and school zoning for any community you shortlist.
Land & lots: Glen Ellen, Pottsboro
Christyne lives in the Glen Ellen neighborhood of Pottsboro — Grayson County, minutes from Lake Texoma. If you want to build a custom home near the water (marinas, Tanglewood, weekend lake life) instead of buying a production floor plan, she is the neighbor who already knows the streets, utilities questions, and what recent lots have asked.
In Woods on Glen Ellen Phase III, several roughly 1-acre homesites are actively listed as of early November 2026 in about the mid-$100,000s to mid-$200,000s. Verified examples include listings around $175,000 to $235,000 (for example 75 S Crescent Dr and Meadow Lane homesites). Phase III is described by listing copy as a boutique section with a limited number of estate-style homesites; availability changes weekly.
- Bring your own builder (or ask Christyne for introductions) and review HOA, plat, and utility requirements before you write an offer.
- Confirm Pottsboro ISD zoning and any view or waterfront claims on the specific lot — aerial photos are not a survey or a guaranteed lake view.
- Use the form below and choose Lots / land if you want a short list of current Glen Ellen and nearby Texoma lots.
Request a private showing or free buyer consult
About Christyne Campbell
Equal Housing Opportunity. Information believed accurate as of Nov 9, 2026 but not guaranteed; buyers should verify all details. This page is not an offer of credit.