What Does $399,000 Buy in West McKinney's Glenwood Estates Right Now?

What does $399,000 buy in McKinney's Glenwood Estates neighborhood right now?

At 808 Canyon Valley Drive, it buys a 1,601-square-foot, three-bedroom, two-bath one-story built in 1993, on a 0.23-acre lot with an in-ground pool, a two-car attached garage, and no HOA. That's the short answer. The longer answer is what this listing says about the resale market in this pocket of west McKinney, and why a 32-year-old house on a quarter acre still moves fast in a city that's better known lately for billion-dollar new construction headlines.

By Paul Blair | July 22, 2026

808 Canyon Valley Drive at a glance

View the listing and the layout is straightforward: a single-story traditional plan with vaulted ceilings, crown molding, and plantation shutters through the main living areas, a fireplace anchoring the family room, and wood floors running through the shared spaces. The kitchen has been updated with granite counters, a subway tile backsplash, white cabinetry, and stainless steel appliances, with a pantry off to the side. The primary suite sits apart from the two secondary bedrooms and includes dual sinks, granite counters, and an oversized frameless shower. Out back is the feature that tends to sell this house on sight: an in-ground pool, a covered patio, and extended decking on a lot large enough to actually use the yard around it.

What the numbers actually say

McKinney's citywide housing market posted a median sale price of $482,500 as of late 2025, down 6.3% year over year, with homes selling at a median of $203 per square foot, itself down 3.8% year over year, according to Redfin's McKinney housing market data. Redfin rates the city "somewhat competitive," with homes typically going pending in roughly 64 to 66 days.

808 Canyon Valley Drive vs. McKinney citywide, July 2026

Figures for 808 Canyon Valley Drive per the active MLS listing on HAR.com. Citywide figures per Redfin's McKinney housing market report, based on data through late 2025.

The gap is worth sitting with. This listing carries a lower total price than the McKinney median but a meaningfully higher price per square foot, which is what a smaller, well-maintained, pool-equipped one-story in an established neighborhood tends to command against a citywide figure that includes a lot of larger new construction out on the growth edge. It's also moved through its first showings quickly relative to the city's typical 64-to-66-day pace, which tracks with what usually happens when an entry-priced, move-in-ready home with a pool hits an established, already-built-out part of town.

Streets, schools, and who actually buys here

808 Canyon Valley Drive sits in Glenwood Estates, a subdivision built out mostly in the early-to-mid 1990s off Virginia Parkway in west McKinney, a few minutes from US-75. The nearest large public green space is Bonnie Wenk Park, a 216-acre park on Virginia Parkway with trails, a dog park, and a fitness court, per the City of McKinney's parks directory. The surrounding streets are lined with one-story brick traditionals from the same building era, most on similarly sized quarter-acre lots.

The property is zoned to McKinney ISD, specifically Slaughter Elementary, Dr Jack Cockrill Middle School, and McKinney Boyd High School, per the current MLS listing. Property taxes on any home in this pocket of the city run through the Collin Central Appraisal District, which mailed its 2026 Notices of Appraised Value on April 15 and reported Collin County's total property value at $194.06 billion for 2025, a 4.9% increase over 2024. Worth checking the appraisal district's own record for this specific parcel directly rather than assuming last year's bill carries forward.

Buyers drawn to Glenwood Estates tend to be looking for an established, already-landscaped neighborhood with mature trees and a built-in pool, rather than a newer subdivision still filling in. It's also a fit for anyone who wants McKinney's amenities and job access without paying for brand-new construction: downtown McKinney's historic square, with more than 200 locally owned shops and restaurants, sits a short drive east, and the city has kept adding to its draw, including a McKinney National Airport now handling commercial flights and the $1.3 billion, 155-acre Long Branch mixed-use development breaking ground a few miles north at US-75 and the 380 bypass, according to Bisnow's coverage of McKinney's economic development. None of that new-construction activity is inside Glenwood Estates itself, but it's part of what's kept demand steady for finished, move-in-ready resale product in the neighborhoods that surround it.

View the listing for 808 Canyon Valley Drive

How it stacks up against new construction

Buyers cross-shopping this listing against new construction farther north in Prosper, Celina, or Melissa should weigh a 32-year-old house with an established yard and a finished pool against a build timeline, a builder contract, and — in a lot of those newer communities — a MUD or PID tax on top of the standard county rate. A 1993 build in Glenwood Estates comes with more deferred-maintenance questions than a new-construction warranty does, which is exactly what a pre-listing inspection and the option period are for. It also comes without the wait.

Buyers weighing that trade-off may want to read Grey Square's guides to MUD and PID taxes on new construction in DFW and USDA zero-down financing available in parts of Collin County, plus a look at how homeowners insurance non-renewals are playing out in McKinney and the surrounding hail-prone suburbs — a real factor for any pool-equipped, decades-old roof in this part of Texas. You can also browse current McKinney and Collin County inventory through Grey Square's Dallas search.

Frequently Asked Questions

What subdivision is 808 Canyon Valley Drive in? The home is in Glenwood Estates, a subdivision built mostly in the early-to-mid 1990s in west McKinney, off Virginia Parkway near US-75.

How does the price compare to McKinney's overall housing market? At $399,000, 808 Canyon Valley Drive is priced below McKinney's citywide median sale price of $482,500, but above the citywide median price per square foot of $203, reflecting its smaller size, updated kitchen, and in-ground pool relative to the broader market mix, according to Redfin's McKinney housing data.

What schools serve this home? The property is zoned to McKinney ISD, specifically Slaughter Elementary, Dr Jack Cockrill Middle School, and McKinney Boyd High School, per the current MLS listing.

Does 808 Canyon Valley Drive have an HOA? No. The listing carries no monthly HOA fee.

Is McKinney's new-development boom affecting this neighborhood? Not directly — Glenwood Estates is an established, built-out subdivision from the 1990s. But citywide growth, including the McKinney National Airport's commercial service and the $1.3 billion Long Branch development near US-75 and the 380 bypass, has kept demand steady for finished, move-in-ready resale homes in neighborhoods like this one, according to Bisnow.

I've walked enough west McKinney resale listings to know that a finished pool and an updated kitchen on an established quarter-acre lot moves differently than a comparable house without either, and pricing this one meant accounting for both against a citywide median that's carrying a lot of newer, larger inventory.

About Paul Blair

Paul Blair is the founder and broker of Grey Square, a virtual real estate brokerage representing buyers and sellers across Dallas and Los Angeles. With 22 years in the business and more than $200 million in closed transactions, Paul works the full range of the market, from luxury homes in the Park Cities and Preston Hollow to estates in the Hollywood Hills and across the Westside. Connect with Paul and the Grey Square team at greysq.com. TX TREC #9011505 · CA DRE #01792671.