What Does a $21.5 Million Listing on Red Wolf Lane Say About Plano's Luxury Market?
A West Plano estate just listed for $21.5M, one street over from where a $15.9M sale set a Collin County record a year earlier. Here's what both numbers say about the Willow Bend market right now.
What does a $21.5 million listing say about the Plano luxury market right now? It says the street it's on already proved buyers at that level exist here. 5817 Red Wolf Lane hit the market in May 2026 asking $21.5 million — a 12.8-acre estate a few hundred feet from the house that, a year earlier, set the current Collin County residential price record. That's not a coincidence of geography. It's a seller betting that the same stretch of West Plano that produced a record sale in 2025 can produce a bigger one in 2026.
The house that set the record
In May 2025, 5805 Red Wolf Lane sold for $15.9 million after going under contract in two business days, according to CandysDirt.com, which covered the transaction in detail. The buyers were Merrilee and Timothy Kick — Merrilee founded the ready-to-drink cocktail brand BuzzBallz, later acquired by Sazerac. The seller was Matthew Rutledge, founder of the internet retailer Woot, sold to Amazon. The home is a one-story, 12,335-square-foot house built in 2013 on 6.7 acres with two limestone creeks and a private, stocked one-acre pond — listing agent Ryan Streiff told CandysDirt the sellers restaged the house in lighter tones before it hit the market, and it closed in two days anyway. It became the only Plano home to rank among the Metroplex's top ten luxury sales of 2025.
A year later, the house next door is trying to beat it. James and Ellen Davenport listed 5817 Red Wolf Lane for $21.5 million in May 2026 — a 12,872-square-foot, Mediterranean-style home on 12.8 acres, with a detached guest house, a private one-acre pond of its own, and a 20-car garage. The Real Deal reported it as the second-most expensive new listing in Texas that month, citing Houston Association of Realtors data, and second in Plano only to a $12.8 million listing on Old Gate Road. Ebby Halliday agent Cindy O'Gorman has the listing. If it closes anywhere near ask, it resets the number the 2025 sale set.
Neither of these are Grey Square listings — they're the two data points defining what's happening on this specific street, and they're worth walking through because they say more about where West Plano's luxury market is headed than either sale does on its own.
Red Wolf Lane isn't an outlier on its own street
Zoom out one more property and the pattern holds. In West Plano's 75093 corridor, 6509 Sudbury Road — a 13,000-square-foot home designed by Simmie Cooper, the architect behind several Park Cities estates — sold at the end of January 2026 after listing at $7.5 million. The Real Deal reported the final price wasn't disclosed, but the home had struggled to sell for years, listing on and off between 2020 and 2024 at prices between $6.9 million and $7.2 million before finally closing this year at a higher ask. Three separate estates in the same West Plano corridor, three different outcomes, all moving in 2025 and 2026: a two-day sale at a record price, a slow seller finally clearing at a premium, and a new listing trying to set the next record.
The neighborhood behind Red Wolf Lane
Red Wolf Lane sits inside Willow Bend, the cluster of gated, custom-home enclaves west of the Dallas North Tollway that includes Willow Bend Polo Estates, Avignon Windhaven, and Willow Bend West — a run of large-lot properties built mostly from the 1990s through the 2010s on what used to be undeveloped land well outside Plano's original grid. The area takes its name from The Shops at Willow Bend, the enclosed mall that opened nearby in 2001, though the residential enclaves it's named for sit several minutes further west along winding, private roads rather than near the retail corridor itself. CandysDirt's Candy Evans, who toured the Red Wolf Lane property before it sold, described the drive in as feeling like "the Texas Hill Country" despite being fifteen minutes up the Tollway from Legacy West — a function of the deep setbacks, mature tree cover, and creek-cut lots that define the immediate area more than anything about Plano as a whole.
That's a different housing stock than most of what Plano is known for. The city's broader market is dominated by 1970s-through-2000s single-family subdivisions and, more recently, the townhome density going up around Legacy West and the redeveloped Collin Creek Mall site. Willow Bend's acreage lots, private ponds, and gated entries are a smaller, separate market layered on top of that — closer in feel to the estate districts of Preston Hollow than to the rest of Plano's inventory. Buyers weighing the two areas against each other, or against anything else currently active in the metro, can browse current Dallas-area listings directly.
What the numbers say next to each other
| Property or area | Price | What it tells you |
|---|---|---|
| 5805 Red Wolf Lane (sold May 2025) | $15.9M | Set the current Collin County residential price record; closed in two business days |
| 5817 Red Wolf Lane (listed May 2026) | $21.5M asking | Second-most expensive new Texas listing that month, per HAR data cited by The Real Deal |
| 6509 Sudbury Road (sold Jan. 2026) | $7.5M asking, final price undisclosed | Sat on and off market since 2020 before finally clearing near the top of its range |
| Willow Bend neighborhood, all home types | $1,045,500 median | Down 9.09% year over year as of November 2025, per Redfin |
| Plano citywide | $520,000–$543,000 median | May 2026 figures per Redfin and Movoto — roughly 35 days on market |
The gap between Willow Bend's roughly $1 million neighborhood median and the eight- and nine-figure prices on Red Wolf Lane is the same story told twice: a handful of gated, acreage-lot streets sit well above even their own neighborhood's typical price point, in the same way a handful of streets sit above the median in any Dallas-area luxury pocket. The neighborhood number tells you what a standard Willow Bend lot trades for. It tells you almost nothing about what the four or five estate parcels on Red Wolf Lane are worth.
Schedule a private consultation about West Plano's ultra-luxury market. Get in touch if you're trying to figure out how a listing like 5817 Red Wolf Lane should inform an offer on a comparable estate lot, or whether a property you're watching in Willow Bend is priced against the right comps.
Zoning and the practical details
Willow Bend falls within Plano Independent School District. Attendance boundaries shift periodically and the district publishes current zoning by address rather than by neighborhood name, so buyers should confirm the specific elementary, middle, and high school zone for any address directly with Plano ISD before writing an offer.
On the tax side, properties in the 75093 zip code — which covers Willow Bend — carry a combined effective property tax rate that runs lower than much of the rest of Collin County, largely a function of which taxing entities overlap at that address. The Collin Central Appraisal District reassesses every property in the county annually, and a sale at the scale of either Red Wolf Lane transaction tends to reset the comps the district uses for the surrounding estate lots the following tax year — worth building into a holding-cost estimate for anyone buying nearby rather than treating as a surprise at the next appraisal notice. The City of Plano also publishes current combined rates directly at plano.gov/property-taxes.
On the financing side, none of these three properties sit anywhere near conforming loan limits, so any buyer at this tier is working with a jumbo loan or a private banking relationship by default — we've covered the mechanics of jumbo financing for DFW luxury buyers elsewhere, including reserve requirements and current rate reality at this price range.
What this means if you already own in Willow Bend
A record sale followed by an even bigger listing on the same street is exactly the kind of data point that should prompt a current owner to ask what it means for their own equity — not because every house in the neighborhood is suddenly worth eight figures, but because two consecutive high-water marks on one street tend to move the comps the appraisal district and future buyers both use for the surrounding lots. That's true whether you're on Red Wolf Lane itself or two streets over in Avignon Windhaven or Willow Bend Polo Estates. The honest answer depends on lot size, setbacks, and how much of your specific property resembles what just sold — not on the headline number alone.
Frequently Asked Questions
What did the record-setting home on Red Wolf Lane actually sell for? 5805 Red Wolf Lane sold for $15.9 million in May 2025 to Merrilee and Timothy Kick, according to CandysDirt.com's reporting on the transaction. It set the current Collin County residential price record and closed in two business days after listing.
Is 5817 Red Wolf Lane sold, or still listed? As of this writing, 5817 Red Wolf Lane is an active listing, not a closed sale. The Davenports listed the 12.8-acre estate for $21.5 million in May 2026, according to The Real Deal — a price that would beat the neighboring 2025 record if it closes anywhere near ask.
What's the typical home price in Willow Bend, as opposed to these estate-lot sales? Willow Bend's broader median sale price across all home types was $1,045,500 as of November 2025, down 9.09% year over year, per Redfin. That's the neighborhood median — a different figure entirely from the acreage estate lots on Red Wolf Lane, which sit well above it.
Why does West Plano keep producing these ultra-luxury sales? Multiple recent transactions in the same corridor — the Red Wolf Lane record, the slow-but-eventual Sudbury Road sale, and the new Red Wolf Lane listing — point to sustained demand for large, private, acreage-lot properties well north of Dallas's traditional luxury core in the Park Cities and Preston Hollow. Streiff, the agent on the 2025 Red Wolf Lane sale, described it to CandysDirt as evidence that "wealth migration north of I-635, Collin County and beyond, is real."
Is a local agent necessary to sell or buy an estate-level home in West Plano? At this price point, comp knowledge matters more than it does almost anywhere else in DFW — there are only a handful of true peer properties on a street like Red Wolf Lane, and pricing off the wrong comp set can cost a seller months or a buyer real money. I work the Dallas luxury market from the Park Cities and Preston Hollow north into Collin County, and I track how estate-lot sales like these move the comps for the surrounding streets. Start a conversation if you're trying to price a property in this tier correctly.
Request a confidential valuation. If you own in Willow Bend or a comparable West Plano enclave and want to know what these two sales mean for your equity, get a home value estimate — no obligation, just current data.
I don't get up to West Plano as often as I'm in the Park Cities or Preston Hollow, but Red Wolf Lane is the kind of street that changes how you think about where Dallas-area luxury money is actually going — and a comp shift like this one is worth a real conversation, not a guess. 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.