Tom Grisak's Real Estate Newsletter

Monday, July 13, 2026

www.grisak.com

972.359.1553

The #1 Realtor in Fairview, Lucas, and

Parker, for the past 25 consecutive years!

The first question people always ask us when they see us on the street, whether they're planning on selling or not, is "What's the market doing?" These days I reply, "not outstanding and not terrible, just flat", and that's the case.

We have $26 million listed for sale right now, and that doesn't even include our properties in title. That's more than we normally carry at this time of year, but in line with what we saw in 2025. Our listings are still moving, but not at the speed that people came to expect a few years ago.

Sales are in line with last year and so are the number of listings, but prices have come down. This is a great time to be a pre-qualified, ready-to-go buyer. Don't get me wrong, no seller we know is giving their home away. We all know a more active market will eventually return; we just don't know when. Sellers are being patient, but many will be more receptive to negotiating a deal on their home now than they might have been in years past.

I could throw stats at you until your eyes glazed over, but I know you don't want that, so I'll just keep it simple. Remember, all real estate is local, and we're just concentrating on a small sliver of a huge real estate market in the DFW area.

June Year-Over-Year Stats For Fairview, Lucas, and Parker Only

Number of listings - FLAT (155 Total)
Closed - FLAT (48 Sales)
Median Sale Price - DOWN 11%(Price is $1.1 Million Now)
% Sold Over List Price - DOWN 4% (Now only 10%)
Median Days on Market - FLAT (60 days)
% Failed - UP 8.1% (29.4% of listings did not sell)

My Interview With Fairview Mayor Dr. John Hubbard

Dr. John Hubbard is the third Fairview mayor I've interviewed over the years. Every one of them has been so impressive, and John is too. I can understand why he's so highly regarded by the Fairview residents I've talked to.

John has been in office for a year now. His term began the month after the highly contentious Latter-day Saints Temple design was finally agreed upon with the town of Fairview. Therefore, he didn't have a say in the negotiations, but he's open about wishing it had gone differently.

He'll also update us on the progress at McKinney Airport, which Fairview has been fighting with forever.

Google Maps is great for wide aerial imagery that covers a tremendous amount of area, but the trade-off is it's shot from extreme altitude and the images are grainy. To really get a feel for an area, drone images taken from lower altitudes are the only way to go.

I've started flying selected areas and subdivisions to give you a much better view of these towns. If you would like to see more of these in the future, please click on the Facebook icon and follow us.

Tim Jackson Releases His New $4.499 Million Home For Sale

For nearly three decades, Tim Jackson has been building homes in Fairview and Lucas, earning a reputation as one of the area's premier home builders. He's built many of the finest homes, so local residents already know all about him and the quality of his homes. It's not only things you can see, but also what's behind the walls.

If you haven't seen his work, his newest creation, 801 Walden Pond in Fairview, is now for sale, and we'd love to show it to you. It's priced at $4.499 million and will be another stunning home. Please click on the image below to see this beautiful home under construction.

View it Here

One of a Kind Auction in McKinney

Investors are typically looking for a great price on a home and, to some extent, are less concerned about its condition or special features. The ideal home for homeowners, on the other hand, is in great condition with nice features, but they usually know they'll have to pay more for it. So when you get a beautiful home like 2115 Paradise Ranch in McKinney with wonderful features, is in great condition, and is also investor-priced, it's going to appeal to a lot of people. That's the story on this home, and not surprisingly, we've already had a lot of interest in it. It's priced at $2.5 million, and if it doesn't sell by July 9th, it will go to auction. If you'd like to see the home in person, are interested in making an offer, or would like to find out more about the auction, please contact us at 972.359.1553.

View it Here

One of the Prettiest Tracts of Land Left in Fairview or Lucas

In my opinion, this is the prettiest and last big tract of undeveloped land in Lucas. It's not for sale, and selfishly, I hope it never does. This is the kind of scenery we get to enjoy every day. Lucas, unlike Fairview, still has many large tracts of land. This land is no more than 7 minutes or so from several million SF of retail, entertainment, hotels, and dining in both Fairview and Allen.

FYI, long ago, we bought a one-acre lot in Oakwood Estates while it was still in development. I believe we paid $125K for it, but today it would probably sell for around $750K if it were still vacant. Oakwood is a gorgeous, wooded development with beautiful homes, but after much thought, we decided Lucas was a better fit for what we wanted: a bigger tract of land and more of a country feel. If that close-in country lifestyle is what you're looking for as well, there are still opportunities in Lucas, and if you're patient, we can help you find it.

What Six Million Dollars Get You in Fairview

I thought you'd like to see a fabulous new home just completed by Joe Vistano of Joseph Paul Homes. Joe, like Tim Jackson, is also one of the premier builders in this area. Agents like me rarely get to see his homes because he doesn't build spec homes. He only builds for his customers, and those homes never hit the MLS. But he was nice enough to walk me through this beauty on Sharon Lane in Fairview.

The home is not for sale. In fact, the new owners were moving in the next day, so it was a little busy, but you'll enjoy seeing it. Look at all the wonderful views out the windows!

The home is next door to the Heard Wildlife Sanctuary, so they see a lot of wildlife. Joe said they even see deer on their land every so often. To think it's only 2 miles from the intersection of Hwy 75 and Hwy 121, two major thoroughfares, is just amazing.

I asked Joe if it was built as a "spec home" where he thought he'd price it. His response was "in the neighborhood of $6 million," and I think he'd get it. Keep in mind that a lot of that price reflects the amazing, heavily wooded, five-acre-plus tract of land, but the home is also amazing and befitting of the lot.

Fairview's Swag Versus The Country Feel of Lucas

I've always considered Fairview and Lucas to be sister cities, or "towns" as the residents prefer to call them. They were incorporated within a year of each other and, for the most part, followed similar paths. Both towns wanted to keep big lots as the main focus for their residential areas, and they have.

While Fairview is more lenient about allowing one-acre home lots, Lucas is more committed to a two-acre minimum lot size. There are some exceptions to these lot sizes for single-family homes, but not many.

Fairview has the "swag", especially when you consider it only has about 11,500 residents, whereas Lucas has more of a country feel. Fairview has two different school districts, but Lucas has six. I doubt there's another town in America with only 11,000 or so residents with six different school districts. But Fairview and Lucas are pretty much joined at the hip by Lovejoy ISD, one of the premier public school districts in the state year in and year out.

Fairview, located at the busy intersection of Hwy 75 and Hwy 121, developed more quickly and attracted retail and apartment developments. That all added tremendously to their tax base. Lucas, on the other hand, has never had the advantages of a commercial tax base. There was literally no retail, except for the Lucas Food Store, of course :-), and there are still no apartments and probably never will be.

But Lucas or Fairview, Fairview or Lucas, you can't go wrong buying or building in either one of these wonderful, family-oriented Texas towns.

Ten Minutes of Lucas Estate Homes

There are many more true estate homes in Lucas than Fairview. That's because Lucas is almost twice the size of Fairview's land area, and, as I've already mentioned, Fairview developed more quickly than Lucas, and the bigger land tracts were pretty well picked over faster. I'll be showing you the Fairview estate homes in the near future, but it will be a much shorter video.

Showcasing Tara in Lucas

This video is a flyover of Tara Subdivision in Lucas. Tara reminds me of the Lucas we knew 27 years ago when we moved here. We could have bought these DR Horton homes in the $250K to $300K range all day long. Lucas hadn't been discovered yet, and it was a slower real estate market. Most of these homes are now in the $800K-plus range.

There aren't many two-acre lots left to build on in Lucas, and the ones that are usually sell in the $750K range. We've been told by the developer next to Tara that those lots will be in the $1.2 million range.

Our Recent Sales Activity

NEW LISTING

New Construction

801 Walden Pond Way

Fairview/Lovejoy ISD

Listed For $4,499,000

Tom Grisak's Real Estate Newsletter

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