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To the Red River: The Northward March of North Texas | Part 4, Legacy’s Rise as a Quasi-Central Business District

This five-part series delves into the dynamic northern migration of people, businesses, and commercial real estate in North Texas, exploring how this shift is reshaping the region toward the Red River. As DFW’s growth continues its steady northward march, there are key areas like “The Sister Cities” (Anna, Melissa, Celina, Prosper, Aubrey), Grayson county (Sherman, and Denison), that are driving developments and infrastructure projects. From the evolving cityscapes of Legacy and Legacy West to the rise of Fields West and other major contenders, this series provides an in-depth look at the trends, challenges, and opportunities that are redefining North Texas and setting the stage for its next phase of growth.

Legacy and Legacy West: The Rise of a Northern CBD

As the residential communities of North Texas expand ever northward, a parallel transformation is occurring in the realm of commercial real estate. Legacy and Legacy West, two sprawling mixed-use developments in Plano, have emerged as major office growth nodes, reshaping the corporate landscape of the region. Initially conceived as suburban office parks, these master-planned communities have evolved into bustling hubs of economic activity, drawing in a wave of corporate relocations and expansions.

Legacy West, in particular, has been a driving force in this transformation. Since its inception, the development has attracted some of the world’s largest corporations, making Plano a key player in the broader DFW area’s economy. Toyota, Liberty Mutual, JPMorgan Chase, and numerous other Fortune 500 companies have established significant presences in Legacy and Legacy West, lured by the area’s strategic location, modern amenities, and a highly skilled workforce.

Legacy West: Since its opening, Legacy West has seen over 10 million square feet of office space developed. This includes Toyota’s North American headquarters, which alone occupies over 2 million square feet. Other major corporations, such as FedEx Office and Liberty Mutual, have also set up their regional or national headquarters in Legacy West, reinforcing the area’s reputation as a corporate powerhouse.

Plano’s Transformation: The city of Plano has added more than 20,000 new multifamily units since 2010, alongside substantial retail and commercial developments. This residential boom has been driven by the influx of employees from these corporate giants, leading to a vibrant urban environment that blends work, living, and leisure.

A Quasi-Central Business District

With its concentration of corporate headquarters, high-end retail, upscale restaurants, and luxury residential options, Legacy and Legacy West have effectively become a quasi-central business district for the northern suburbs of Dallas. The area now hums with the energy of thousands of employees commuting to work, shoppers exploring designer boutiques, and residents enjoying a modern urban lifestyle.

This shift is redefining the notion of suburban workspaces. No longer isolated in traditional office parks, employees now have access to a rich array of amenities and services within walking distance of their offices. The integration of work and leisure, facilitated by Legacy and Legacy West, is blurring the lines between urban and suburban life.

  • Retail and Dining Excellence: Legacy West is home to over 400,000 square feet of retail and dining space, including luxury brands like Louis Vuitton and high-end restaurants like Del Frisco’s Double Eagle Steakhouse. The diversity and quality of these offerings have made Legacy West a destination not just for work, but for social and leisure activities as well.
  • Residential Appeal: The rise of Legacy and Legacy West has also spurred a boom in luxury residential development. High-end apartments and condominiums have sprung up, offering amenities such as rooftop pools, fitness centers, and concierge services. This residential growth is crucial in supporting the area’s workforce, allowing employees to live close to their workplaces and reducing the strain on regional transportation networks.

The Legacy Effect

The success of Legacy and Legacy West has not only transformed Plano but has also had a ripple effect across North Texas. The area’s rise as a major corporate hub has inspired a wave of similar developments in nearby cities like Frisco and McKinney. These new projects are creating additional employment centers, further decentralizing the DFW metroplex and spreading economic growth across the region.

  • Surrounding Developments: Inspired by the success of Legacy West, developments such as The Star in Frisco and Craig Ranch in McKinney are emerging as new corporate and entertainment hubs. These projects continue the trend of integrating office space with retail, dining, and residential components, ensuring that North Texas remains at the forefront of innovative suburban development.

Changing the Face of Suburban Work

The rise of Legacy and Legacy West signals a broader shift in how suburban workspaces are conceived and utilized. The traditional suburban office park, isolated and car-dependent, is being replaced by dynamic, mixed-use environments that prioritize walkability, convenience, and a vibrant community atmosphere. This evolution is not only attracting top talent but is also transforming the suburban landscape into something far more sophisticated and appealing.

  • Sustainability and Innovation: Both Legacy and Legacy West are at the forefront of incorporating sustainable practices into their development. Green building certifications, energy-efficient designs, and extensive green spaces are integral parts of these communities, aligning with the growing demand for environmentally responsible corporate practices.

PLANO, TX, US-AUG 18, 2023:Large Southern oak tree with beautiful landscaping ring in front of Lululemon store in Legacy West lifestyle center Plano, Texas. Nearby retail, restaurant and office space


The Future of Corporate Growth in North Texas

As Legacy and Legacy West continue to grow and evolve, they set a precedent for future developments in North Texas. Companies seeking to attract and retain top talent are increasingly drawn to locations that offer a blend of urban amenities and suburban convenience. This trend suggests that the northern suburbs will remain a focal point for corporate relocations and expansions in the years to come, further cementing the area’s status as a major economic powerhouse in North Texas.

  • Ongoing Projects and Expansions: The continued expansion of Legacy West and its surrounding developments signals that the appetite for prime office space in North Texas is far from sated. New phases of development are already in the planning stages, including additional office buildings, residential towers, and entertainment venues. These projects will ensure that Legacy and Legacy West remain at the cutting edge of suburban commercial real estate.
  • Economic Impact: The economic impact of Legacy and Legacy West extends beyond Plano and into the broader DFW metroplex. The influx of jobs, investment, and population growth associated with these developments is contributing to the overall vitality and competitiveness of North Texas on the national stage.

What’s Ahead?

The emergence of Legacy and Legacy West as major office growth nodes is a testament to the evolving nature of the corporate landscape in North Texas. By offering a mix of urban amenities and suburban convenience, these developments have redefined what it means to work in the suburbs, creating a model for future growth that is likely to be replicated across the region and beyond. As North Texas continues its northward expansion, the success of Legacy and Legacy West will undoubtedly play a central role in shaping the future of the area’s economy and urban environment.

The Shifting Epicenter of North Texas

The steady northward expansion of residential and commercial development in North Texas has far-reaching implications for the region’s economic and urban landscape. As the population grows and businesses continue to migrate northward, the traditional epicenters of economic activity in the Dallas Central Business District (CBD) and Uptown markets are seeing a relative shift in their influence. New office nodes like Legacy and Legacy West are not just complementing these historic centers; they are emerging as quasi-CBDs in their own right, shaping the future growth trajectory of the entire metroplex.

  • Emerging Office Hubs: Legacy and Legacy West are not isolated phenomena. Other areas such as Frisco’s The Star and McKinney’s Craig Ranch are also attracting major corporate tenants, further decentralizing the DFW region. This proliferation of office nodes indicates that the economic power of North Texas is becoming more distributed, reducing the reliance on a single downtown core.
  • Impact on the Dallas CBD: While the Dallas CBD remains a vital part of the region’s identity and economy, its role is evolving. With the rise of suburban office hubs, the CBD may increasingly focus on sectors like finance, law, and technology, while larger corporate campuses prefer the space and amenities offered by suburban developments. This could lead to a specialization within different parts of the metroplex, with the CBD focusing more on high-density, high-value industries.

Infrastructure Strain and Development

The rapid pace of growth in North Texas, particularly in its northern cities, is putting pressure on the region’s infrastructure. Highways, public transit, utilities, and schools are all facing increased demand as more people and businesses move into these areas. Managing this growth sustainably and efficiently is one of the key challenges facing regional planners and developers.

  • Transportation Networks: The expansion of the DFW interstate highway system, which includes major projects like the widening of I-35 and the expansion of the Dallas North Tollway, is crucial to supporting this northward growth. However, the increasing number of commuters and freight traffic is leading to congestion, necessitating innovative solutions such as smart traffic management systems and expanded public transit options.
  • Public Transit and Mobility: As more businesses and residents settle in North Texas, there is a growing need for enhanced public transit options. Current systems are largely oriented around the Dallas CBD, but the rise of northern office nodes calls for new transit routes and services that connect these emerging hubs with the broader region. The expansion of the DART (Dallas Area Rapid Transit) network and the introduction of new commuter rail services are steps in this direction, but more will be needed to keep pace with growth.

Residential and Commercial Real Estate Dynamics

The northward expansion is fundamentally reshaping the real estate landscape in North Texas. Residential markets in cities like Anna, Melissa, Celina, and Prosper are booming, driven by a combination of affordable land, new housing developments, and the appeal of suburban living. Commercial real estate is also thriving, with new retail centers, industrial parks, and office developments springing up to meet the demands of a growing population.

  • Housing Market Trends: The northward push is creating a diverse housing market, ranging from starter homes in rapidly growing cities like Anna and Melissa to luxury estates in Prosper and Celina. This diversity is attracting a broad spectrum of residents, from young families to affluent professionals, further fueling demand for local services, schools, and infrastructure.
  • Commercial Development: The growth of residential communities is accompanied by an increase in commercial real estate development. Retail centers, medical facilities, and entertainment venues are rapidly emerging, catering to the needs of a growing population. Additionally, the expansion of industrial parks and logistics centers, particularly in cities like Sherman and Denison, highlights the strategic importance of North Texas as a logistics hub.

Economic and Social Implications

The northward expansion of North Texas is not just an economic phenomenon; it also has significant social and cultural implications. As new communities develop, they bring with them a blending of cultures, lifestyles, and economic backgrounds. This demographic shift is creating new opportunities and challenges for regional cohesion, governance, and community building.

  • Cultural Integration: The influx of new residents from diverse backgrounds is enriching the cultural fabric of North Texas. New schools, community centers, and cultural institutions are needed to support this growing diversity, helping to integrate newcomers and maintain social cohesion.
  • Economic Opportunities: The expansion is creating significant economic opportunities, particularly in the construction, real estate, and retail sectors. However, there are also challenges, such as ensuring that growth is inclusive and that all residents benefit from the region’s prosperity.

The Future of North Texas

Looking ahead, the continued northward expansion of North Texas seems inevitable, driven by a combination of economic opportunities, available land, and the desire for a suburban lifestyle. However, this growth must be managed carefully to avoid the pitfalls of sprawl, infrastructure strain, and environmental degradation.

  • Sustainable Growth Strategies: Ensuring sustainable growth will require a coordinated effort between developers, planners, and local governments. Strategies such as mixed-use developments, green building practices, and the preservation of natural landscapes will be essential in maintaining the region’s quality of life.
  • Long-Term Planning: The long-term success of North Texas’s northward expansion will depend on forward-thinking planning. This includes not only physical infrastructure but also investments in education, healthcare, and public services that can support a growing and diverse population.

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Steve Triolet
Senior Vice President of Research and Market Forecasting
[email protected]
tel 214 223 4008