Wylie vs Murphy
Neighbors on FM 544, but one is still growing and one is finished
Wylie and Murphy share a border, a zip-code corridor, and almost nothing else. Murphy is small (about 21,000 people), affluent, essentially landlocked, and functionally built out. Its Master Plan, adopted in March 2026, is organized around land use, mobility, corridor design, and site-specific redevelopment districts rather than new subdivisions. Wylie is roughly three times the size (about 60,000), still adding rooftops, and is where the value is: Murphy's average home value runs well above Wylie's, and the gap is real, not a data artifact. The twist most buyers miss is schools. Murphy is split between Plano ISD and Wylie ISD, and in the 2024-25 TEA ratings Wylie ISD earned an A while Plano ISD earned a B, so paying the Murphy premium does not automatically buy you the higher-rated district. What Murphy does buy is bigger lots, a quieter build-out, and a materially lower tax rate.
Side-by-Side Comparison
| Category | Wylie | Murphy |
|---|---|---|
| Home Prices | Lower: Zillow average around $430K; recent Redfin sale medians in the high $300Ks | Higher: Zillow average around $580K, with 2026 list medians above $600K |
| School District | Wylie ISD: A rating in the 2025 TEA ratings, every eligible campus an A | Plano ISD (McMillen HS for 9-10, Plano East for 11-12) or Wylie ISD, depending on the street. Plano ISD rated B (82/100) in 2024-25 |
| Combined Property Tax Rate (2025) | Higher: city 0.543438 + Wylie ISD 1.1752 + Collin County 0.230563 + Collin College 0.08122 (~$2.03 per $100) | Lower: city 0.357514 + Plano ISD 1.03955 + Collin County 0.230563 + Collin College 0.08122 (~$1.71 per $100 in the Plano ISD portion) |
| City Size | ~60,000 residents and still growing | ~21,000 residents, essentially flat since 2020 |
| New Construction | Yes, active master-planned inventory and continued build-out | Very little: landlocked and near build-out; mostly resale and infill |
| Lots and Density | Mixed: typical suburban lots, some townhome and higher-density product | Larger (9,000 sq ft zoning minimum, averaging closer to 12,000 sq ft) |
| Retail and Amenities | More of it: full retail base along SH-78/FM 544, historic downtown Wylie, Lake Lavon access | Thin but improving. A 122,000 sq ft H-E-B at FM 544 and McCreary opens July 2026; residents still drive to Plano or Wylie for most errands |
| Commute and Transit | Farther out: SH-78 and FM 544, no freeway inside the city; not a DART member city | Closer to US-75 and the PGBT via Plano; also not a DART member city |
Choose Wylie if…
You want the most house for the money and you want Wylie ISD's A rating without paying a premium for the address. You are fine being farther east and trading a few minutes of commute for a lower purchase price, more new-build options, and a real retail base. For most families comparing these two on a budget, Wylie is the better buy. The tax rate is higher, but the price gap is wide enough that the monthly payment still favors Wylie.
Wylie GuideChoose Murphy if…
You want a large lot in a small, finished, high-income community and you can absorb the price. Murphy makes the most sense if you value the shorter hop to US-75 and Plano's job corridor, want Plano ISD specifically (McMillen/Plano East feeders), and see the lower tax rate as a long-term hedge. Be clear-eyed about the tradeoff: you are buying scarcity and lot size, not a better school rating, and Murphy's build-out means little new inventory will ever come to market.
Murphy GuideStill deciding?
Talk to Mali. She knows both markets
Over 11 years helping buyers choose between Wylie and Murphy. Get a candid recommendation based on your budget, commute, and lifestyle.