Your Prosper Home Inspection Experts
Whether you’re buying a luxury home in Windsong Ranch or Star Trail, or considering a newer construction in one of Prosper’s 51+ active communities, Elite Inspection Group provides the thorough home inspection services you need to protect your investment. Founded by former realtors Garrett Hand and Mike Kemper, we understand the fast-paced Prosper real estate market and the unique challenges posed by North Texas expansive clay soil.
As one of the fastest-growing towns in America, Prosper has exploded from 9,423 residents in 2010 to over 46,000 today. With median home values near $870,000 and a projected buildout of 72,000 residents, ensuring your Prosper home is thoroughly inspected is more important than ever. We’re here to bridge the gap between you and the technical details of your biggest investment, delivering peace of mind in terms you can understand.
Scheduling
Per Week
Warranty
Call us today:469-818-5500
Serving Prosper Neighborhoods:
- Windsong Ranch
- Star Trail
- Light Farms
- Whitley Place
- Frontier Estates
- Lakes of La Cima
Deep Knowledge of Prosper Homes
A Town Experiencing Explosive Growth
Founded in 1846 and incorporated in 1914, Prosper has transformed from a small farming community into one of America’s fastest-growing towns. The population has surged 400% since 2010, growing from 9,423 to over 46,000 residents today. With a median household income of $187,603, Prosper attracts affluent families drawn to highly-rated Prosper ISD schools and premium master-planned communities.
Located approximately 30 miles north of Dallas along US Highway 380, Prosper spans both Collin and Denton Counties. The town is projected to reach 72,000 residents at buildout over the next 20-25 years, with over 51 active communities and 6,101 new homes currently under construction.
Master-Planned Living Defines Prosper
Prosper is renowned for its premium master-planned communities featuring resort-style amenities. Windsong Ranch, spanning over 2,000 acres, is the only Prosper neighborhood with a Caribbean-style lagoon, along with 600 acres of open space, wooded creeks, and extensive trails. Star Trail, developed by Dallas Cowboys ownership, offers 900 acres of luxury living with homes ranging from the mid-$300s to over $1 million, featuring a 6,000-square-foot clubhouse and three resort-style pools.
Light Farms, a 1,000-acre community established in the early 2000s, includes the Sweetwater 55+ active adult section. Whitley Place features beautiful landscaping with wooded areas, lakes, and creeks, with homes from $550,000 to over $1 million. Other notable communities include Frontier Estates, featuring homes by Meritage and Windsor, and Lakes of La Cima, with its three scenic lakes near US 380 and the Dallas North Tollway.
The Expansive Clay Challenge
Prosper sits on North Texas expansive clay soil containing smectite, which causes soil to swell up to 10% when saturated and shrink when dry. This constant expansion and contraction puts continuous pressure on home foundations, causing settlement, cracking, and structural issues. In an average year, damage from expansive soils costs more to repair than floods, hurricanes, earthquakes, and tornadoes combined. This is why foundation inspection with precision tools like the Zip Level Pro-2000 is absolutely critical for every Prosper home purchase.
Home Inspection Services Designed for Prosper Homeowners
Pre-Purchase Inspections
Buying a home in Prosper is a significant investment, with median prices near $870,000. Our comprehensive pre-purchase inspections examine every major system and component, with special attention to foundation integrity using the Zip Level Pro-2000 for 1/10th inch accuracy. We thoroughly evaluate HVAC systems (often multiple zones in Prosper’s large homes), roofing (vulnerable to North Texas hail), plumbing, electrical, and drainage systems.
We encourage you to attend the inspection so we can walk you through findings and answer questions on the spot. You’ll understand exactly what you’re buying and have the information needed to negotiate repairs or adjust your offer.
Pre-Listing Inspections
In Prosper’s competitive luxury market, sellers gain a significant advantage by providing a pre-listing inspection report. Identify and address issues before listing, price your home accurately, and reduce the likelihood of buyer surprises that derail deals. Pre-listing inspections help your Prosper home sell faster and often for a better price by demonstrating transparency and home condition confidence to buyers.
New Construction Inspections
With over 6,101 new homes currently under construction by builders like Highland Homes, Coventry, Southgate, Shaddock, M/I Homes, and Meritage, new construction inspections are essential in Prosper. Builders are human, and even new homes can have issues. We inspect before the builder’s final walkthrough to identify construction defects, missing finishes, HVAC installation issues, and foundation concerns while items are still under warranty.
Don’t assume new means perfect. Our inspections of new Prosper construction regularly identify issues that builders correct before closing, saving buyers thousands in future repairs.
Foundation-Focused Expertise
Foundation inspection isn’t optional in Prosper—it’s essential. North Texas expansive clay soil, with its extreme swelling and shrinking cycles, is the #1 cause of foundation problems. Elite Inspection Group uses the Zip Level Pro-2000 to measure foundation elevation with laboratory precision, identifying even minor settlement before it becomes a major repair issue.
We evaluate drainage patterns, soil moisture levels around the foundation, visible cracking, door and window operation, and interior signs of foundation stress. Nearly 25% of US homes have foundation damage from expansive soils, and Prosper is in a high-risk zone. Our detailed foundation analysis provides the documentation you need to make informed decisions about foundation condition and potential repair costs.
Comprehensive Systems Check
Beyond foundations, we thoroughly inspect all major home systems including roofing (checking for hail damage common in North Texas), HVAC systems (often 2-3 zones in large Prosper homes), plumbing, electrical panels and wiring, attic insulation and ventilation, garage door operation, windows and doors, and water heaters. Every inspection includes digital photos and detailed findings delivered in an easy-to-understand report within 24 hours.
Trusted by Prosper Homeowners
Elite Inspection Group was founded by Garrett Hand and Mike Kemper, both former realtors who saw firsthand how home inspections could make or break real estate transactions. They created EIG with a mission: bridge the gap between technical inspection findings and real-world homeowner understanding. We speak your language, not just contractor jargon.
Our team understands the Prosper market, from the luxury master-planned communities to newer construction neighborhoods. We know what issues matter most in homes built on expansive clay, and we know how to explain findings in terms that help you make confident decisions about the biggest investment you’ll ever make.
What Sets Us Apart:
- 48-Hour Guaranteed Scheduling – We understand North Texas real estate moves fast. We guarantee inspection scheduling within 48 hours.
- Open 7 Days a Week – Including weekends and holidays, because your schedule matters.
- 120-Day Warranty – We stand behind our inspections with a comprehensive warranty.
- Zip Level Pro-2000 Technology – Precision foundation measurement to 1/10th inch accuracy.
- Former Realtor Expertise – We understand real estate transactions and timelines.
- Same-Day Report Delivery – Digital reports with photos delivered within 24 hours.
- Client Attendance Encouraged – We want you there to ask questions and see findings firsthand.
Ready to Schedule?
Prosper’s real estate market moves fast. Don’t wait—guarantee your inspection within 48 hours.
Serving Prosper, Frisco, McKinney, Celina, Little Elm, and the entire DFW metroplex
Frequently Asked Questions About Prosper Home Inspections
How long does a home inspection take in Prosper?
A typical home inspection in Prosper takes 3 to 5 hours, depending on the home’s size and age. Given Prosper’s prevalence of large luxury homes ranging from 2,500 to 5,000 square feet, inspections typically run closer to 4-5 hours to thoroughly evaluate all systems.
Larger homes with multiple HVAC zones, extensive outdoor spaces, or unique features like pools may take longer. Homes built before 2000 typically require more time due to aging systems and potential maintenance issues. We never rush an inspection—thoroughness is more important than speed when you’re making a decision about an $870,000 investment.
What are the most common issues found in Prosper homes?
The most common issues in Prosper homes include foundation movement from expansive clay soil that swells and contracts with moisture changes, HVAC strain from extreme Texas summers in large homes with multiple zones, drainage problems affecting foundation stability, and early foundation settling in newer construction.
Prosper sits on North Texas expansive clay containing smectite that can expand up to 10% when saturated, causing continuous pressure on foundations. We also frequently find roof damage from hail storms, improper drainage grading that channels water toward foundations, HVAC systems undersized for large luxury homes, and minor construction defects in new builds that need correction before warranty periods expire.
Do you inspect homes built by Highland Homes, Coventry, and other Prosper builders?
Yes, we inspect homes by Highland Homes, Coventry Homes, Southgate Homes, Shaddock Homes, M/I Homes, and all Prosper builders. We’re familiar with the construction methods and common issues in Prosper’s 51+ active communities, including master-planned developments like Windsong Ranch and Star Trail.
Each builder has their own construction approach, and we know what to look for. Highland Homes is the most active developer in Prosper, while Coventry builds in premium communities. Even reputable builders occasionally have issues—we inspect to verify quality, identify warranty items, and ensure your new home is built to code and specification.
Should I get a foundation inspection separately in Prosper?
Foundation inspection is included in every Elite Inspection Group home inspection. We use the Zip Level Pro-2000, which measures foundation elevation to 1/10th of an inch accuracy. This is especially important in Prosper due to the town’s expansive clay soil that causes foundation movement.
In North Texas, damage from expansive soils costs more to repair than floods, hurricanes, and earthquakes combined. The Zip Level Pro-2000 provides objective elevation data that reveals even minor foundation settlement before it becomes visible. We document foundation performance, drainage issues, soil moisture problems, and structural indicators of foundation stress. This comprehensive foundation evaluation is part of every inspection—no additional charge required.
Do you also inspect homes in Frisco, McKinney, Celina, and Little Elm?
Yes, we serve Prosper and surrounding areas including Frisco, McKinney, Celina, and Little Elm throughout the Dallas-Fort Worth metroplex. We offer 48-hour guaranteed scheduling, seven days a week, including weekends and holidays.
Our service radius covers all of Collin County and the greater DFW area. Whether you’re buying in Prosper’s Star Trail, Frisco’s The Gate, McKinney’s Stonebridge Ranch, or anywhere in between, we provide the same thorough inspection service. Call us at 469-818-5500 to schedule your inspection regardless of location.
What happens after the inspection?
Within 24 hours, you receive a comprehensive digital inspection report with photos, detailed findings, and recommendations. The report includes documentation of all major systems, identified issues, and maintenance suggestions to help you make informed decisions about your Prosper home purchase or sale.
The report features hundreds of photos showing exactly what we found, clear explanations of issues in plain language (not technical jargon), prioritized recommendations distinguishing between urgent repairs and routine maintenance, and detailed documentation you can share with your realtor, lender, or contractors. We’re available after the inspection to answer follow-up questions and clarify any findings. You have 120 days to contact us if you have concerns about anything we inspected.
Prosper Homeowner Resources
Town of Prosper Resources
Building Permits & Inspections:
Town of Prosper Building Department
250 W. First Street, Prosper, TX 75078
Phone: 972-346-3502
Email: permits@prospertx.gov
www.prospertx.gov/332/Building-Inspections
Prosper offers a 24/7 Citizens Self-Service Portal (CSS) for permit applications, inspection requests, and status checks. All major renovations require building permits—verify requirements before starting work.
Town Hall:
250 W. First Street, Prosper, TX 75078
Phone: 972-346-2640
www.prospertx.gov
Utilities:
Water: Town of Prosper Water Department
Electric: Multiple providers (PowerToChoose.org), Coserv, Oncor
Gas: Atmos Energy, Coserv Gas
Foundation Maintenance Tips
Prosper’s expansive clay soil requires proactive foundation maintenance:
- Maintain consistent soil moisture – Water foundation during dry periods to prevent excessive shrinkage
- Improve drainage – Ensure gutters drain away from foundation; grade slopes away from home
- Install soaker hoses – Run during summer months to maintain even moisture around foundation perimeter
- Monitor for warning signs – Cracks in walls, sticking doors/windows, gaps between walls and ceiling indicate movement
- Address issues early – Small foundation problems become expensive repairs if ignored
Seasonal Maintenance
Spring: Check foundation for winter movement; inspect roof for hail damage; service HVAC before summer heat.
Summer: Water foundation; check HVAC performance; inspect attic ventilation.
Fall: Clean gutters; inspect drainage systems; prepare plumbing for winter.
Winter: Protect exterior faucets from freezing; check heating system; insulate exposed pipes.
Schedule Your Prosper Home Inspection Today
Whether you’re buying in Windsong Ranch, Star Trail, Light Farms, or any of Prosper’s 51+ communities, Elite Inspection Group provides the thorough inspection you need to make a confident decision about your investment. With median home values near $870,000 and challenging expansive clay soil, professional inspection isn’t optional—it’s essential.
We guarantee scheduling within 48 hours, deliver reports within 24 hours, and back our inspections with a 120-day warranty. Founded by former realtors who understand your concerns, we bridge the gap between technical findings and real-world decisions, providing peace of mind for the biggest investment you’ll ever make.
Call 469-818-5500
Serving Prosper, Frisco, McKinney, Celina, Little Elm & the Dallas-Fort Worth Metroplex Since 2013 | Licensed & Insured