What Does $4 Million Buy in Prosper's Whispering Farms Right Now?

What does $4 million actually buy in Prosper right now?

On Broadmoor Lane, in the Whispering Farms subdivision, it buys 2.28 acres, a 7,854-square-foot house built in 2006, a heated pool with a waterfall and spa combo, a sport court, a batting cage, and an underground storm shelter built for twelve people. It also buys a house that has now shed $1.4 million, or roughly a quarter of its original asking price, over fifteen months on and off the market.

That combination, size for the money and a long, expensive path to today's price, tells you more about where Prosper's ultra-luxury tier actually stands than any single sold comp could.

By Paul Blair | August 1, 2026

1091 Broadmoor Lane, Prosper — price history

Price history per MLS-affiliated listing data on HAR.com. This is not a Grey Square listing.

The house and the number

1091 Broadmoor Lane sits in Whispering Farms, a subdivision of custom homes on large lots west of central Prosper. The current listing (MLS 21261738) shows 5 bedrooms, 6 full and 3 half bathrooms, a 4-car garage, and a 2.28-acre lot, working out to roughly $1.76 million per acre of land, according to HAR.com, the MLS-affiliated listing platform for North Texas. The annual HOA fee is a modest $1,100.

The interior reads like a checklist of what buyers in this price band expect in 2026: a commercial-grade kitchen with two dishwashers and a butler's pantry, a downstairs primary suite with its own fireplace and a steam shower, an upstairs mother-in-law suite with its own kitchen, a media room, a game room, and an indoor fitness studio. Outside, the pool, sport court, and batting cage sit within an underground storm shelter's throwing distance of the back door.

None of that is what makes the listing worth writing about. The price history is.

What a $1.4 million reduction actually signals

According to listing records, the home first came to market in April 2025 at $5.4 million. It was cut to $5.2 million that August, to just under $5 million that September, then pulled from the market when the listing expired in April 2026. It reappeared in May 2026 at $4.3 million and was reduced again in July, to its current $4.0 million, a further 7% cut in a single move, per HAR's price-reduction data on the listing.

Stack all of that together and you get a home that has now spent the better part of 15 months, across two separate listing periods, trying to find a buyer, and has come down by more than a quarter of its opening price to do it.

That is not a story about this one house being overpriced. Prosper's citywide market is still healthy: the median sale price across all home types was $875,000 in November 2025, up 4.2% year over year, according to Redfin. What's softer is the tier above the production-builder communities that make up most of Prosper's growth, the true acreage estates, where a $4 million-plus ask meets a much thinner pool of qualified buyers, longer marketing times, and sellers who have to be willing to chase the market down in real increments rather than hold a number and wait.

For a seller sitting on a comparable estate in Prosper, or in similar acreage subdivisions across Collin County, the lesson isn't "acreage doesn't sell." It's that pricing at this level has to be grounded in actual absorption data for the segment, not in what new construction two miles away is doing.

Whispering Farms versus the rest of Prosper

Whispering Farms is built around large, wooded lots rather than the tighter, amenity-heavy layouts that define Prosper's newer master-planned communities. That distinction matters more here than in most suburbs, because Prosper's growth story over the last decade has largely been a production-builder story: new-construction neighborhoods delivering homes in the high $800,000s to low $1 million range, on quarter-acre and third-acre lots, built around clubhouses, trails, and community pools.

Whispering Farms, developed on Broadmoor Lane and the surrounding streets in the 2000s and 2010s, sits apart from that model. Lots here run over an acre, sometimes several, and the homes were largely custom-built rather than production spec. That's the trade-off buyers at this level are actually making: acreage, distance from the next house, and a fully custom floor plan, against the shorter build times, warranty coverage, and amenity packages of Prosper's newer subdivisions. Neither is objectively better. They're different products serving different buyers, and the price-per-acre gap between them, roughly $1.76 million an acre in Whispering Farms versus land priced into a $875,000 typical suburban lot citywide, is the clearest way to see it.

Why Prosper keeps showing up on buyers' radars

Prosper isn't standing still while this plays out. The town's population reached an estimated 49,025 in 2026, up nearly 59% since the 2020 census count of 30,829, according to Community Impact, which ranked it among the fastest-growing cities in Texas. Infrastructure is catching up to that growth: the North Texas Tollway Authority's $460 million extension of the Dallas North Tollway will add roughly three miles of new tollway through Prosper, part of a 13.7-mile extension north of US 380 that's projected to open in fall 2027, with the town already planning mixed-use development, retail, restaurants, and office space along its stretch of the corridor, per Community Impact's reporting on the town's planning process.

That kind of infrastructure investment tends to lift land values over time, but it takes years to show up in acreage-estate pricing specifically, which is one more reason the ultra-luxury segment can lag the rest of the market even in a fast-growing town.

Property taxes are part of the calculus too. Prosper ISD's board approved a tax rate of $1.2141 per $100 of assessed value for the 2025–26 fiscal year, down from $1.2552 the year before, while Collin County held its rate at $0.149343 per $100, the 33rd straight year without an increase, according to Community Impact's roundup of Collin County tax rates. On a home assessed anywhere near its $4 million list price, that combined rate is a real number worth running before making an offer, not an afterthought at closing.

What this means if you're the one buying, or selling

If you're shopping the $3 million-plus acreage tier in Prosper, this listing is a useful data point on how much room there actually is to negotiate right now, and on how long these homes can sit even when they're objectively well-built and well-appointed. Financing is part of that math too: a purchase at this price point requires a jumbo loan, and Prosper's jumbo lending landscape works the same way the rest of DFW's does.

Considering an acreage estate in Prosper or a comparable property in Whispering Farms, Star Trail, or the surrounding Collin County corridor? Schedule a conversation with Grey Square about what's actually moving in this segment before you write an offer.

If you own a comparable estate in Prosper and this price history has you rethinking your own number, that's the right instinct. Request a confidential valuation before you list, so your price reflects where this specific tier of the market is today, not where it was a year ago.

Frequently Asked Questions

What is Whispering Farms in Prosper, Texas? Whispering Farms is a subdivision of custom and semi-custom homes on large lots, generally over an acre, built mainly through the 2000s and 2010s. It sits apart from Prosper's newer, amenity-driven master-planned communities, which tend to sit on smaller lots and were built by production builders.

Why did the price on 1091 Broadmoor Lane drop by more than a million dollars? Public listing records show the home moved from $5.4 million in April 2025 down through several reductions to $4.3 million by May 2026, then to its current $4.0 million in July 2026. That pattern points to a thin buyer pool at the very top of Prosper's market rather than a problem with the property itself; homes priced this high typically need more time and more price flexibility to find a match.

Is Prosper's real estate market slowing down? Not overall. The citywide median sale price was $875,000 in November 2025, up 4.2% year over year, per Redfin. What's cooling is specifically the multi-million-dollar acreage-estate tier, where fewer qualified buyers and longer marketing times are normal even in a growing town.

What does the Dallas North Tollway extension mean for Prosper property values? The $460 million NTTA extension will bring roughly three new miles of tollway through Prosper as part of a 13.7-mile project north of US 380, expected to open in fall 2027. Prosper is already planning mixed-use, retail, and office development along its stretch of the corridor. Infrastructure like this tends to support land values over the long run, though it typically takes years to show up in pricing at the acreage-estate level.

Who's the best real estate agent to work with for a luxury purchase or sale in Prosper? At this price point, what actually matters is transaction experience with high-value, low-comp properties, someone who can read a thin data set correctly rather than defaulting to an automated valuation or a builder's asking price. Paul Blair has closed more than $200 million in transactions across Dallas's luxury corridor, from the Park Cities and Preston Hollow to the growth suburbs along the North Dallas Tollway extension, including Prosper. If you're weighing a purchase or a listing in this segment, get in touch before you anchor on a number.

Prosper's acreage-estate market rewards patience and realistic pricing more than any other segment I work in the northern suburbs, and Broadmoor Lane is a clean example of why. I've spent 22 years pricing exactly this kind of property, where the comps are thin and the wrong number costs months, not weeks.

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.

This post references a property currently listed for sale by another brokerage and is not a Grey Square listing. Details are drawn from public MLS-affiliated listing data and cited market sources as of August 2026 and are subject to change.