The 380 Scorecard: Twenty Projects Were Promised on This Corridor. Six Are Open.

If you own a house anywhere near US 380, somebody has already told you what is coming. There is a lagoon village at the tollway, a town center in Prosper, two children's hospitals, four million square feet of office in northwest Frisco, and a surf lagoon in McKinney. The pitch attached to all of it is the same pitch: buy now, before the amenities land.

So we counted. We took twenty major projects announced along this corridor since 2018, including two older cases we kept as contrast, and checked the status of each one as of September 16, 2026. Eighteen sit on the US 380 corridor itself or on the Dallas North Tollway north of Frisco. Two sit just off it and we kept them in as contrast cases: Cannon Beach, in south McKinney at SH 121, and The Mix, on the tollway in Frisco south of 380, which is the cautionary tale this corridor gets measured against.

Six are open. Six are genuinely under construction, counting The Mix, which is about a year into work on the site where Wade Park died. One was delivered smaller than announced. One is partly delivered, with its hospital status unverified. Two are still renderings, one with a hearing date. Four are stalled, blocked or dead.

This is not an argument that the corridor is failing. It is adding hospitals, groceries, jobs and a national resort, and it will be a very different place in 2035. It is an argument about what a homeowner can price today. Along 380, an announcement is marketing. Concrete is the evidence.

Key Takeaways

• Of twenty announced projects, six are open as of September 16, 2026, and another six are genuinely under construction, with vertical work you can drive past.
• Four are stalled, unfunded, or blocked outright, one more was delivered in a form much smaller than announced, and one is partly delivered with its hospital status unverified.
• Check the money, the approvals and the construction separately. An announcement runs all three together, and on this corridor they come apart.
• TxDOT anticipates no residential displacements on the Prosper and Frisco widening segment, which needs about 152 acres of proposed right of way. The McKinney bypass is a separate project, and TxDOT's approved final study counts 26 residences and 38 businesses potentially displaced by the selected route.
• Price your house on the schools it feeds, the commute you have today, and the closings your agent can pull in your neighborhood. Treat a future amenity as free upside, never as basis.

What We Counted, and What We Refused to Count

The rule we applied is narrow, and it is the reason the list is only twenty rows long. Every status below was read off the developer's own page, the city's own page, or a dated news report we fetched and read in full on September 16, 2026. A search result was not evidence. Projects circulating in corridor conversation are therefore missing, Mustang Lakes among them, and where a secondary report and TxDOT's own documents disagree we print both with their dates. Cook Children's kept its row and lost its detail, because the promise is documented and the current state of the inpatient hospital is not.

Verdict definitions, because they do the work here. Built means open to the public. Building means vertical construction or heavy infrastructure underway now. Delivered smaller than announced means something opened and it is materially less than the press release described. Partly delivered, hospital status unverified means one announced phase is confirmed open and the rest could not be verified either way. Announced only means a rendering or a plan, in one case with a scheduled council vote. Stalled means a route or an approval with no construction and no full funding. Dead or blocked means an application denied. Nothing here counts square footage, acreage or unit totals as accomplishment: Firefly Park is a 217 acre program whose office component is reported at four million square feet by The Frisco News on June 15, 2026 and at three million by Community Impact on May 28, 2026, and what we scored is the garage, the chapel and the Aurora high-rise going vertical.

The Scorecard

Read the two halves of that split separately.

The built column is groceries, warehouses, hospitals, a highway segment and a resort. Costco Prosper opened on March 14, 2025, on 380 itself. H-E-B Prosper opened on August 13, 2025 at about 132,000 square feet. Methodist Celina Medical Center is open, a $237 million hospital of 200,000 square feet with 51 beds expandable past 100. The Omni PGA Frisco Resort has been open since 2023, a $500 million property with 501 rooms and the PGA of America headquarters beside it, and Fields Ranch East hosts the 2027 PGA Championship. Universal Kids Resort opened on July 1, 2026, reported on opening day by The Dallas Morning News. The Denton County half of the 380 widening finished in April 2026.

Five of those six had one owner, one balance sheet, and no dependency on anyone else's vote. The sixth is the road, and it is the exception that proves the rule below: the Denton County widening is a public TxDOT project, and it is the one piece of US 380 that was funded and finished.

The building column is real work, and it is early. Firefly Park in northwest Frisco has vertical construction on its Aurora high-rise, its garage and its chapel, with retail about 41 percent leased plus another 29 percent under letter of intent, and a first phase due in late 2027. Fields West had four tower cranes as of March 2026 and about 70 percent of its retail preleased, opening late 2027 into 2028. Legacy Hills in Celina is in active buildout with homes selling. Gates of Prosper Phase 3 is delivering roughly 380,000 square feet of retail through 2025 and 2026. Cannon Beach in McKinney cleared its planned development rezoning the week of April 27, 2026 and targets a mid-2027 first phase.

The stalled column is roads, incentives, and fifteen year phasing plans.

What to Check Before You Price It

The practical use of the list is that it separates three things a press release runs together: whether the money is committed, whether the approvals are done, and whether anything is actually being built. Check them one at a time. The US 380 bypass has a selected route from September 2023 and no construction. The Prosper and Frisco widening has finished its environmental work and has no start date, because TxDOT is still identifying funding. Wade Park promised a $3 billion mixed use district on the tollway and produced a decade long excavation that Frisco locals named the hole on the toll, and it took a different owner and a $113.4 million incentive deal, approved in October 2024, to restart the site as The Mix.

The Marco is the current live test of those three questions. It is a $300 million plan on 143 acres at the northeast corner of the tollway and 380: 4,400 capped residential units, a 15 acre lagoon with boat navigable canals, a performing arts venue, a hotel and offices up to 14 stories. Prosper's Planning and Zoning Commission recommended it 4 to 2 on August 18, 2026. The Prosper Town Council votes on September 22, 2026. As of September 16, 2026 it is not approved, and the developer says a first phase would begin within a year of approval, with no completion date attached.

Bella Prosper is the quieter version. The Town Council endorsed it in June 2026: $240 million, 63 acres, 83 townhomes, retail, offices, childcare and a 139 room waterfront hotel, in four stages scheduled from 2028 through 2035. Nothing is built.

A project can also be stopped by its own city. Blue Star Land asked Prosper in 2025 to add 600 apartments to Gates of Prosper, doubling one subdistrict to 1,200 units, plus 150 homes on 55 foot lots in place of planned office and mixed use. The Planning and Zoning Commission unanimously recommended denial on August 5, 2025, for lack of detail on the lifestyle center meant to justify the density. EPIC City and The Meadow, 402 acres at the east end of the corridor, has no approved plat. The Hunt County Commissioners Court passed a resolution denying the subdivision plat application the week of March 27, 2026, and the Texas Attorney General wrote to Collin County on March 10, 2026 stating that county had also declined to approve the plat.

What Got Built Smaller, and What Cannot Be Verified

Two rows matter most if you are pricing a lot off a site plan. Children's Health announced a 72 acre medical campus at the tollway and 380 in Prosper in April 2019, with a master developer to be selected for the non-healthcare portion. What exists on that site is a three story specialty center that opened in February 2023, carrying sports medicine, a multispecialty clinic and urgent care. There is no hospital, and most of the campus is still raw land seven years after the announcement. The building that opened is real, and it is not the thing that was announced.

Cook Children's announced a 23 acre Prosper campus at Windsong Parkway and 380 in November 2019, in three phases, with a full inpatient hospital carrying a NICU, a PICU, an emergency department and operating rooms targeted for 2022. The urgent care opened in October 2019. The current state of the inpatient hospital is the one thing on this scorecard we could not verify from a fetchable source, so we state no opening date, no bed count and no outcome for it, only the announced target and the one phase we can confirm. Take the general point rather than the two sites: a healthcare system with a published phase schedule still delivered less than the announcement on the announced date.

The Two Different Projects Both Called US 380

This is the section that matters to a specific address, and it is where the corridor conversation goes wrong most often. Two separate TxDOT projects are both called the 380 project, and they have different money, different geography and different consequences for houses.

The bypass, east of Custer. TxDOT selected the Blue Alternative, Segments A, C and E, in a Record of Decision in September 2023, and announced the selection publicly on October 19, 2023. The need was identified in 2016 and the environmental study started in 2020. McKinney had fought Segment A since 2016 and lost. Prosper fought Segment B and won. The project is estimated at about $3.27 billion. TxDOT's approved Final Environmental Impact Statement and Record of Decision, dated September 27, 2023, counts 26 potential residential displacements and 38 potential commercial displacements for the Blue Alternative in Figure 3-1 on page 3-5, restated in Figure 3-27 on page 3-49, both updated on the May 2023 ninety five percent design schematic. The earlier draft study of January 2, 2023 counted 22 residences and 35 businesses on page 3-8. The final counts are the ones to use. The selected route also clips Prosper's planned Rutherford Park. Right of way acquisition began in late 2024 and businesses in the path have already closed. Construction has not started, three years after the route was picked, and the project is only partially funded.

The Prosper and Frisco widening, at the west end. Different project, different money. It runs roughly 5.9 miles from Teel Parkway to west of Lakewood Drive, rebuilt as a divided highway with continuous frontage roads of two to three lanes. Existing right of way of 158 to 287 feet widens to 245 to 522 feet, which is about 152 acres of proposed right of way. TxDOT says no residential displacements are anticipated on this segment. The taking is commercial frontage and shoulder land. There is no construction start date, because TxDOT is still identifying funding. Public meetings were held in 2022 and 2023.

One qualification travels with those numbers and belongs in any conversation a seller has about them. TxDOT's word on the widening segment is anticipated, not guaranteed, and anticipated is the word to use out loud. The 152 acres belongs only to the widening, where no residential displacements are anticipated, and the 26 and 38 belong only to the bypass.

The Road Money: What Is Funded and What Is Not

The Denton County half of 380 is finished. It cost $135.9 million, ran 10.5 miles from Loop 288 to the Collin County line, added five grade separated overpasses and one extra lane each way, and completed in April 2026. Three of the five overpasses are in Prosper. Construction started in 2022. That project did what it said it would do, on a timeline a homeowner could plan around.

The Collin County half is where nearly all of the new rooftops are, and it is an $8 billion program with no start date on its main segments. The bypass alone is roughly $3.27 billion and only partially funded. The widening segment has cleared environmental review and has no money attached.

The rooftops are already here. The road is not, and the gap between them has no published closing date. That gap is the most expensive thing about buying on this corridor today, and it appears on no site plan, rendering, or incentive sheet.

The Paragon Angle

Our read, from doing this the hard way for twenty rows: the corridor's problem is not that the projects are fake. It is that the delivery calendar and the pricing calendar have come apart, and only one of them is published.

In our transactions, the future amenity almost always arrives as basis. A seller has read the Firefly Park program and priced their house as if the office component were already leased. A buyer has been shown a lagoon rendering and asked to pay for proximity to it. Both are pricing 2035 into a 2026 closing, and the appraiser will not help them do it.

The discipline we use is to ask what is still outstanding. A Costco with a signed lease and a permit has nothing left to approve. A rezoning does, and it can stop at any step: Prosper's Planning and Zoning Commission recommended denial of the Gates of Prosper density amendment on August 5, 2025, before a council vote was ever reached. Those questions sorted our twenty rows more usefully than cost, acreage or developer reputation did.

The road rumor is the piece that costs sellers money. We hear a version of it on most listing conversations west of Custer: they are going to take the houses for 380. On the Prosper and Frisco widening segment, TxDOT's own documents say no residential displacements are anticipated. Say that plainly to a buyer and name the document. A rumor nobody corrects gets priced.

Full List, For Reference

Frequently Asked Questions

Is US 380 going to take my house?

They are two separate projects and the answer depends on which one you live near. On the Prosper and Frisco widening segment, TxDOT says no residential displacements are anticipated, and that segment needs about 152 acres of proposed right of way. On the McKinney bypass, TxDOT's approved Final Environmental Impact Statement and Record of Decision of September 27, 2023 counts 26 residences and 38 businesses potentially displaced by the Blue Alternative on page 3-5, up from 22 and 35 in the January 2023 draft, and right of way buying began in late 2024.

When does the US 380 work actually start in Collin County?

The Denton County portion is already finished, as of April 2026. The Prosper and Frisco widening has no construction start date because TxDOT is still identifying funding. The bypass has a selected route from September 2023, partial funding, and no construction underway three years later.

Should I pay more for a lot near an announced development?

Only for what is under construction, and only if you would still be happy with the house if the rest never arrives. On our twenty rows, one project delivered materially smaller than announced, one is partly delivered with its hospital status unverified, two are renderings, and four are stalled, blocked or dead.

Is The Marco approved?

Not as of September 16, 2026. Prosper's Planning and Zoning Commission recommended approval 4 to 2 on August 18, 2026, and the council vote is set for September 22, 2026.

Conclusion: Twenty Announcements, Six Open Projects

Twenty announcements produced six open projects as of September 16, 2026. The ones that stalled are missing money that has not been appropriated, a vote that has not been taken, or a phase schedule that has not run.

So price the house you own rather than the corridor you were shown. Value it on the schools it feeds, the commute you have today, and the comparable sales your agent can pull in your neighborhood, and treat a future amenity as free upside instead of basis. Know which of the two US 380 projects is near you, because on the Prosper and Frisco widening TxDOT anticipates no residential displacements, while the McKinney bypass has been acquiring right of way since late 2024.

That split is not a prediction. It is a tally of what happened on this corridor since 2018, read off primary sources one row at a time, and the conditions behind it are visible before you buy: check the funding, check the vote, check the phase schedule.

The next dated item is the Prosper Town Council vote on The Marco on September 22, 2026. After that, watch funding decisions on the Collin County segments of 380, because that is what everything else here is waiting behind. Until then, price the house you own, on the schools and the commute and the closings you can point to.

Talk to Paragon

We spend a lot of time separating what is announced from what is funded, because the difference shows up in a listing price. If you own on this corridor and want a straight read on what a buyer will actually pay for today, we are glad to walk through it.

Email: [email protected]

Phone: (469) 290-7593

Online: paragondfw.com/contact

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Sources

• Paragon Realty Advisors research file, "The 380 Scorecard," compiled September 16, 2026. Every row's status was read off a fetched primary source; unverifiable rows and figures were excluded.
• TxDOT, US 380 McKinney Draft Environmental Impact Statement (CSJs 0135-02-065, 0135-03-053, 0135-15-002), dated January 2, 2023, page 3-8, displacement counts for the Blue Alternative: https://www.keepitmovingdallas.com/sites/default/files/docs/0135-02-065%20APPROVED%20US380%20MCKINNEY%20DEIS%202023-01-02.pdf
• TxDOT, US 380 McKinney Final Environmental Impact Statement and Record of Decision (CSJs 0135-02-065, 0135-15-002), approved September 27, 2023, Figure 3-1, page 3-5, and Figure 3-27, page 3-49, potential displacement counts for the Blue Alternative: https://www.keepitmovingdallas.com/sites/default/files/docs/0135-02-065_US380MCKINNEY_FEIS-ROD_APPROVED_2023-09-27.pdf
• TxDOT Keep It Moving Dallas, the widening project page, for right of way widths, acreage and the no anticipated displacements statement: https://www.keepitmovingdallas.com/US380ProsperFriscoWidening
• TxDOT Keep It Moving Dallas, US 380 Collin and Denton County program page: https://www.keepitmovingdallas.com/projects/us-highways/us-380-collin-and-denton-county
• Community Impact, April 22, 2026, the completed Denton County project: https://communityimpact.com/prosper-celina/transportation/relieving-the-pressure-136m-us-380-project-adds-overpasses-reduces-congestion/
• Community Impact, October 19, 2023, Blue Alternative selection: https://communityimpact.com/dallas-fort-worth/mckinney/transportation/2023/10/19/blue-alignment-selected-for-us-380-bypass-project/
• City of McKinney, US 380 Bypass project page: https://www.mckinneytexas.org/3488/US-380-Bypass
• Community Impact, August 20, 2026, The Marco at P&Z: https://communityimpact.com/prosper-celina/development/venetian-village-on-the-tollway-advances-to-prosper-council/
• CultureMap Dallas, August 24, 2026, The Marco and Bella Prosper: https://dallas.culturemap.com/news/real-estate/prosper-bella-marco-developments-venice/
• Community Impact, August 8, 2025, Gates of Prosper density denial: https://communityimpact.com/dallas-fort-worth/prosper-celina/development/2025/08/08/prosper-commission-denies-changes-to-gates-of-prosper-housing-development-plans/
• Community Impact, March 11, 2025, Gates of Prosper Phase 3: https://communityimpact.com/dallas-fort-worth/prosper-celina/development/2025/03/11/expanding-the-gates-phase-3-construction-underway-with-more-to-come-in-prosper/
• Community Impact, August 8, 2025, Costco and H-E-B openings: https://communityimpact.com/dallas-fort-worth/prosper-celina/business/2025/08/08/h-e-b-costco-5-grocery-stores-now-open-coming-soon-to-prosper-celina/
• Methodist Health System, Methodist Celina Medical Center: https://www.methodisthealthsystem.org/about/choosecelina
• Universal Destinations and Experiences, opening announcement: https://corporate.universaldestinationsandexperiences.com/save-the-playdate-universal-kids-resort-universal-destinations-experiences-first-ever-theme-park-designed-for-families-with-young-children-officially-opens-on-july-1-2026/
• The Dallas Morning News, July 1, 2026, Universal Kids Resort opening day in Frisco: https://www.dallasnews.com/business/article/universal-kids-opens-bang-bringing-color-cheer-22325803.php
• Fields Frisco on the Omni PGA Frisco Resort: https://fieldsfrisco.com/first-look-the-500-million-omni-pga-frisco-resort/
• The Frisco News, June 15, 2026, Firefly Park and Fields West: https://www.thefrisconews.com/post/firefly-park-and-fields-west-rise-at-once-building-frisco-s-skyline-twice-over
• The Frisco News, The Mix and the former Wade Park site: https://www.thefrisconews.com/post/frisco-s-infamous-3-billion-hole-fills-in-as-the-mix-races-to-a-2026-deadline
• Community Impact, May 28, 2026, Firefly Park progress: https://communityimpact.com/dallas-fort-worth/frisco/development/2026/05/28/city-leaders-community-members-celebrate-construction-progress-at-friscos-firefly-park/
• Bisnow, April 25, 2019, and the Children's Health Prosper specialty center page: https://www.bisnow.com/dallas-ft-worth/news/healthcare/us-highway-380-boom-pulls-in-two-childrens-hospitals-98664 and https://www.childrens.com/locations/sc-prosper
• Community Impact, November 5, 2019, Cook Children's Prosper campus: https://communityimpact.com/dallas-fort-worth/mckinney/health-care/2019/11/05/cook-childrens-to-develop-medical-campus-north-of-us-380-in-prosper/
• Wavepool Magazine, April 27, 2026, Cannon Beach approval: https://wavepoolmag.com/cannon-beach-surf-resort-mckinney-approved/
• REBusinessOnline, Legacy Hills groundbreaking: https://rebusinessonline.com/centurion-american-breaks-ground-on-3200-acre-mixed-use-development-in-north-texas/
• The Texan, March 27, 2026, Hunt County plat denial: https://thetexan.news/texas-local-news/hunt-county-officials-deny-plat-application-approval-for-epic-city-the-meadow-subdivision/article_00efedd1-7f6a-403b-8f24-a666ee877cf9.html