Frisco, Texas residential lease guide: Oncor or CoServ, two counties, $300 STR permit

Frisco is the one city in this series where two neighbours on the same block can have different electricity rules. The city’s new resident guide tells arrivals to “contact CoServ at 800-274-4014 or Oncor Outage Reporting at 1-888-313-4747” (New resident guide): an Oncor address is in the retail-choice market, while a CoServ address belongs to an electric cooperative that “operates differently than most utilities, especially if you are used to the deregulated electric market (retail electric providers or REPs)” and whose customers are its members (CoServ). The rest of Frisco’s specifics are administrative: the city sits in both Collin and Denton counties, buys 100% of its treated water from the North Texas Municipal Water District, and requires a $300 annual permit for rentals of under 30 days under Ordinance 2021-08-52. Each point is sourced below as read in September 2026.

Electricity: which grid is the house on?

Under Utilities Code §39.102, customers of investor-owned utilities in ERCOT choose a retail provider; customers of electric cooperatives do so only if the cooperative’s board has opted in under §41.051, which CoServ has not — it describes itself as a cooperative whose “responsibility is to you, our Members” and contrasts itself with the REP market (CoServ — About). The lease should therefore say one of two things. Oncor address: the tenant opens a retail electric account with any provider, and outages go to Oncor. CoServ address: the tenant opens a CoServ membership account, there is no provider to choose, and outages go to CoServ. Ask the seller or the previous tenant which applies, or call both utilities with the address; do not guess.

Water: NTMWD wholesale, city retail

“NTMWD provides 100% of Frisco’s treated water, treats all of Frisco’s wastewater, and moves all of Frisco’s solid wastes from the transfer station to the landfill,” the city states; the district supplies about two million people across ten counties, and a new customer starts service at City Hall or by phone at 972-292-5575 (Our water supply, New resident guide). Name the City of Frisco water account in the utilities clause and say whose name is on it; NTMWD’s conservation stages reach the tenant through the city, so a yard clause should refer to the city’s current guidelines. In a master-metered building, Water Code §13.5031 requires the rental agreement to describe the allocation method and state the average unit bill.

Two counties, one city

“The Collin County tax bill includes Collin County, City of Frisco, Frisco ISD and Collin County Community College district taxes, while property owners living in Denton County receive two statements: one from Denton County and one from Collin County” (Appraisal districts). The county also decides the justice court: a Collin County address files an eviction in one of the county’s four JP precincts (Collin County — Justices of the Peace), a Denton County address in that county’s court, as Property Code §24.0041 requires; and §24.005 now requires a notice to pay rent or vacate for a tenant who was not previously late.

Short stays: $300, and a ban for the unregistered

“If you rent your home or other dwellings for less than 30 days, you are required to obtain a STR permit,” at “$300 annual fee for each property”; “unregistered short-term rentals may be subject to fines and penalties, including a ban on registering the property in the future” (Short-Term Rentals, Ordinance 2021-08-52). The city also collects hotel occupancy tax on short stays (Hotel/Motel tax). A long-term lease should prohibit stays under 30 days unless the owner holds the permit — a tenant who lists the house exposes the owner to the ban. See the Frisco registration guide.

WHAT TO WRITE IN A FRISCO LEASE
Clause	What changes for a Frisco address	Source
Electricity (Oncor address)	Tenant opens a retail electric account with any provider; Oncor delivers	Oncor · Utilities Code §39.102
Electricity (CoServ address)	Tenant opens a CoServ member account; no provider choice; CoServ handles outages	CoServ
Water	City of Frisco account holder named; yard clause follows the city’s current guidelines (NTMWD stages)	Our water supply · Water Code §13.5031
Notices and venue	Collin or Denton County JP by the appraisal record; pay-or-vacate notice for a first late payment	Appraisal districts · Property Code ch. 24
Subletting	No stays under 30 days unless the owner holds the $300 STR permit	Short-Term Rentals

What changes in Frisco

The electricity clause depends on the address: Oncor (retail choice) or CoServ (cooperative, no choice).
Two counties: the appraisal record decides the tax statements and the justice court.
NTMWD supplies 100% of the water; the city sells it and relays conservation stages.
Short stays need a $300 annual permit; unregistered STRs risk a future registration ban.

Frequently asked questions

Can my tenant choose their electricity provider in Frisco?

Only at an Oncor address. A CoServ address is served by an electric cooperative that has not opened its area to retail choice; the tenant becomes a CoServ member (CoServ). The city’s new resident guide lists both utilities.

Which county is my Frisco rental in?

Collin or Denton — the appraisal record tells you. Denton County owners receive two tax statements; Collin County owners one (City of Frisco — Appraisal districts). The county also sets the eviction court.

Do I need a permit to rent my Frisco house for a weekend?

Yes. Any rental under 30 days requires a $300 annual STR permit under Ordinance 2021-08-52, and unregistered operation can lead to a ban on future registration (City of Frisco).

Who supplies Frisco’s water?

The North Texas Municipal Water District supplies 100% of the city’s treated water; the City of Frisco opens accounts and bills (Our water supply).

Sources

Rules change and the right answer can depend on the home, the city, the lease and the timing. These are the official pages this guide relies on; check them before signing, charging a fee, sending a notice or making a legal decision.

General information for U.S. landlords, with a Texas focus. This guide is not legal, tax or accounting advice. Consult a qualified professional for your situation. Written by the rentalfreelease.com Editorial Team; last reviewed September 19, 2026.