Historic Preservation District
HistoricOlder homes, some from around 1900, along South Crockett, South Walnut and West King near downtown and the courthouse square.
Homes near Historic Preservation District
2026 Sherman community guide · Grayson County
Living in Sherman, TX
The Grayson County seat, a college town and the center of North Texas’ semiconductor boom, with new homes from the low $200s.
By Shayla Eadler, Broker & Owner (TREC #747934) · Updated
- Population
- 52,417Census estimate, July 2025
- County
- GraysonCounty seat since 1846
- Main school district
- Sherman ISDSome areas: Denison, Howe, S&S CISD
- Typical home value
- $252,838Zillow, Aug 2026
- Est. total tax rate
- ≈2.19%City + Sherman ISD, before exemptions
- To McKinney
- ~32 miAbout 34 min on US-75
For sale now
Homes for sale in Sherman, TX
Sherman has older homes near downtown, a fast-growing west side of new construction and acreage just outside town. Start with the latest listings or jump to a popular search.
$690,000
$199
Active
2002 HERITAGE KNOLL
Sherman, TX 75092
4
Beds,
4
Baths,
3,463
square feet,
Stunning New Construction – Modern Luxury Meets Timeless Design!
Prepare to be impressed by this beautifully crafted 4-bedroom, 3.5-bath residence offering exceptional curb appeal, sophisticated finishes, and thoughtful design throughout. The striking exterior showcases a gorgeous combination of natural stone, painted brick, board-and-batten siding, and bold architectural details that create an unforgettable first impression.
Step inside to discover soaring ceilings, abundant natural light, beautiful hardwood flooring, and an inviting open-concept layout designed for both everyday living and effortless entertaining. Customized surround sound speakers throughout the home create an elevated living experience, allowing you to enjoy your favorite music while entertaining guests, relaxing, or simply going about your day. A private office with elegant glass French doors provides the perfect space for working from home.
The chef-inspired kitchen serves as the heart of the home, featuring an oversized island, custom cabinetry, sleek countertops, designer pendant lighting, and a dedicated beverage station with floating shelves and a built-in wine refrigerator.
Retreat to the luxurious primary suite, where a spa-inspired bathroom awaits with a freestanding soaking tub, oversized walk-in shower, elegant tilework, dual vanities, and beautiful designer finishes. Every detail has been carefully selected to create a relaxing, resort-like experience.
Outside, enjoy a spacious, fully fenced backyard offering endless possibilities for outdoor entertaining, relaxation, or creating your dream outdoor oasis.
A perfect blend of modern sophistication, luxury amenities, and everyday comfort, this exceptional home offers an elevated lifestyle with thoughtful details at every turn!
Residential
MLS# 21419106
Monument Realty
$90,000
$115
Active Under Contract
1220 S Branch Street
Sherman, TX 75090
3
Beds,
1
Baths,
780
square feet,
OVERSIZED LOT IN SHERMAN! VALUE IS IN THE LAND - WHERE ARE MY INVESTORS? 3 bedroom, 1 bath home sitting on an oversized lot with mature trees needing TLC. Make it a primary, rent it out or tear it down and build something new!
Residential
MLS# 21424734
Keller Williams Prosper Celina
$130,000
$158
Active
1026 S Austin Street
Sherman, TX 75090
3
Beds,
1
Baths,
821
square feet,
Charming single-story home featuring 3 bedrooms and 1 full bathroom, situated on a desirable corner lot in Sherman, Texas. Conveniently located just one block from Highway 75, offering easy access to major roadways, shopping, dining, and downtown amenities. A great opportunity for homeowners or investors looking for a property with a convenient location and accessibility. Schedule your showing today!
Residential
MLS# 21425133
C-21 Dean Gilbert, Realtors
$275,000
$157
Active
2606 Valley Ridge Lane
Sherman, TX 75092
3
Beds,
2
Baths,
1,754
square feet,
Seller offering up to 2% in seller credits to use towards rate buy down or closing costs with preferred lender. Inviting three-bedroom, two-bathroom home situated on a large lot with plenty of room to spread out. The spacious living area features a smart, open layout with the kitchen overlooking the family room, creating a comfortable space for gathering and entertaining. The primary suite is located on the main level and includes a large bathroom and walk-in closet. Abundant natural light fills the home, highlighting its thoughtful design and warm character. Conveniently located near shopping and schools, this property offers both comfort and practicality in an established neighborhood.
Residential
MLS# 21417710
Keller Williams Realty DPR
$349,999
$156
Active
5204 Ambergate Lane
Sherman, TX 75092
3
Beds,
2
Baths,
2,246
square feet,
Brick, stone, and graceful architectural details give this 2019 Sherman home an immediate sense of presence, while 2, 246 square feet offers three bedrooms, two bathrooms, a dedicated office, and a bright bonus room.
Beyond the covered entry, a decorative glass front door opens to tall ceilings, arched openings, and wood-look tile flooring. French doors define the sunlit office, and the dining space brings a statement chandelier to the occasion—even Tuesday dinner can feel a little more festive.
At the heart of the home, rich wood cabinetry, granite counters, a tile backsplash, oversized island, and generous breakfast bar create an inviting kitchen hub. Open sightlines extend into the vaulted living room, where oversized windows and a stone fireplace deliver drama without sacrificing warmth.
The airy primary bedroom features a vaulted ceiling and wide windows. Its spa-style bathroom pairs a corner soaking tub with a glass-enclosed shower, granite-topped vanity, and oversized mirror. A walk-in closet with built-in shelving and double hanging rods keeps organization beautifully under control. The spacious laundry room adds shelving and a hanging rod for everyday efficiency.
Outside, the landscaped front yard, low-maintenance rock accents, wide driveway, covered porch, and garage complete the curb appeal.
Tour it in person and discover how comfortably this Sherman home fits your next chapter. Please call Jenna at nine zero three, two two seven, six zero three four for all property information.
Residential
MLS# 21423758
Exp Realty
$739,000
$222
Active
2010 Heritage Knoll Drive
Sherman, TX 75092
4
Beds,
4
Baths,
3,324
square feet,
Taking shape with a refined blend of style and function, this four-bedroom, three-and-a-half-bathroom home offers thoughtfully planned spaces and luxury finishes. Still under construction, the residence presents an opportunity to secure a new build while its final details are being completed.
A floor-to-ceiling fireplace creates a striking focal point within the home, bringing dramatic scale to the interior. Two separate living areas provide flexibility for entertaining, relaxing, or enjoying different activities at the same time. A designated office adds a dedicated place for work, study, or creative projects without requiring one of the bedrooms to serve double duty.
Under the stairs, a built-in wine bar turns an otherwise practical area into a distinctive feature. Use it to organize favorite bottles, prepare drinks for guests, or make an ordinary evening feel a little more celebratory—no special occasion required.
The primary bathroom continues the home’s luxurious approach with an oversized shower designed to elevate the everyday routine. Four bedrooms and three-and-a-half bathrooms offer ample accommodations, while the defined living and work areas support both privacy and shared time.
Out back, a large covered patio extends the usable living space outdoors. Its sheltered setting is well suited for dining, hosting gatherings, or simply unwinding at the end of the day.
See this distinctive home as it comes together—schedule a private showing and experience the vision firsthand.
Residential
MLS# 21423553
Exp Realty
Jump to a section
01Overview
Is Sherman, Texas a good place to live?
Sherman is one of the best values in North Texas right now, with a growing job base to back it up. Texas Instruments began production at its new Sherman fab in December 2025 and GlobalWafers opened its plant in May 2025, while typical home values (about $253,000) sit well below Collin County. The trade-offs are a combined tax rate around 2.2%, average school ratings and an hour’s drive to Dallas.
Sherman was founded in 1846 as the seat of the new Grayson County and named for Gen. Sidney Sherman, a hero of the Texas Revolution. Austin College, founded in 1849, moved here in 1876, giving Sherman a college-town side it still has today, along with a courthouse square and historic homes near downtown.
The city is growing quickly: about 52,400 residents in the July 2025 Census estimate, up roughly 20% since 2020. The reason is semiconductors. Texas Instruments began production at SM1, the first of up to four 300-millimeter fabs and a potential $40 billion investment, on Dec. 17, 2025, and GlobalWafers opened its U.S. silicon-wafer plant in May 2025.
Most new homes are on the west side along FM 1417 and US-82, from national builders like Lennar, LGI, Highland and K. Hovnanian. Prices have softened over the past year, which gives buyers more negotiating room than they have had in years.
Local tip from Shayla
A Sherman address doesn’t always mean Sherman ISD. Hickory Hill, for example, is zoned to S&S Consolidated ISD, and other pockets are in Denison or Howe ISD. Several new subdivisions also carry MUD or PID charges, so check both before you compare homes.
What locals love about Sherman
- Texas Instruments and GlobalWafers bringing thousands of jobs
- Austin College and a historic downtown square
- About 20–30 minutes to Lake Texoma and Hagerman Wildlife Refuge
- New construction from the low $200s
- About 34 minutes to McKinney on US-75
02Honest take
Pros and cons of living in Sherman
What we tell our own clients before they make a move.
Pros
- A real job engineTI’s new fab has been in production since December 2025, and GlobalWafers opened in May 2025.
- Affordable new constructionLennar from the low $200s and LGI from the $270s, plus master-planned Heritage Ranch.
- ValueA typical home value near $253,000, below the Grayson County figure of about $286,000.
- Close to McKinneyAbout 32 miles and 34 minutes down US-75.
- Lake Texoma nearbyBoating, fishing, Hagerman NWR and Eisenhower State Park within about half an hour.
Cons
- Softening pricesValues were down about 7% year over year in 2026, and homes took a median of 88 days to sell.
- Higher tax rateAbout 2.19% combined, plus MUD or PID charges in some new subdivisions.
- School district variesSome Sherman addresses are zoned to S&S CISD, Howe ISD or Denison ISD.
- School ratingsSherman ISD was rated C for 2024–25.
- Longer Dallas commuteAbout an hour to downtown Dallas or DFW Airport, longer at rush hour.
03Where to live
Best neighborhoods in Sherman
Sherman’s housing ranges from 1900s homes near downtown to brand-new subdivisions on the west side. These are the areas buyers ask about most.
Heritage Ranch
Master-plannedA 440-acre mixed-use master plan at FM 1417 and US-82, less than a mile west of US-75, with 750-plus homes on 40- to 60-foot lots and a pool, cabana, playground and pickleball.
Homes near Heritage RanchHidden Meadows & Luella Crossing
New constructionTwo Lennar communities that opened in February 2025, with homes from about 1,260 square feet.
Homes near Hidden Meadows & Luella CrossingSherman Heights
New constructionAn LGI Homes community of 196 homesites that opened in April 2026, with a park expected in late 2026.
Homes near Sherman HeightsHickory Hill
New constructionCentury Communities homes of about 1,800 to 2,450 square feet off Branding Iron Road.
Homes near Hickory HillCottonwood
Coming soonA 678-acre master plan near Dorchester, just outside Sherman, planned for 2,156 lots in five phases. First lots go to builders in 2026.
Homes near Cottonwood Good to know
Redfin also lists Preston Club and The Legends among Sherman’s most-searched neighborhoods. Ask us for current sales in either.
New construction & builders in Sherman
| Community | Builders | What to expect |
|---|---|---|
| Hidden Meadows & Luella Crossing | Lennar | From the low $200s; Sherman ISD |
| Sherman Heights | LGI Homes | From the $270s |
| Heritage Ranch | Highland, K. Hovnanian | 40- to 60-ft lots; MUD |
| Hickory Hill | Century Communities | From about $275K; S&S CISD |
| Cottonwood (near Dorchester) | Beazer, D.R. Horton, M/I, Pulte | 2,156 lots planned |
Builders and incentives change often. Bring us to your first model-home visit and we’ll represent you, not the builder. How we help new-build buyers →
04Market
Sherman real estate market
Zillow’s typical Sherman home value was about $253,000 in August 2026, down about 6.8% from a year earlier, while Redfin’s May 2026 median sale price was about $314,000 with a median of 88 days on market. The difference reflects the mix: newer, larger homes on the west side sell for more than older in-town homes.
With softer prices and builders competing for buyers, 2026 has been a good year to negotiate in Sherman. Sellers do best with sharp pricing and good presentation, especially against nearby new construction.
Sherman homes today: live MLS numbers
455
Homes For Sale
$290,000
Median List Price
99
Average Days on Site
$280,000
Median Sold Price
112
Homes Sold
Live from the NTREIS MLS for homes in Sherman (houses, townhomes and condos). Sold figures cover the last 60 days.
Monthly Sherman market report with trends Compare Sherman with nearby towns
Types of homes you’ll find
- Historic & established homesDowntown, the Historic Preservation District and older neighborhoods.
- New constructionWest-side communities on 40- to 60-ft lots.
- AcreageCountry homes and land just outside city limits.
- Manufactured homesNewer communities such as Frontera, from the high $80s.
Thinking of selling in Sherman?
Get a free, local Comparative Market Analysis — not an automated guess.
05Budget
Cost of living & property taxes in Sherman
For the 2025 tax year, the City of Sherman’s rate is $0.508 per $100, unchanged since 2023. Sherman ISD, Grayson County and Grayson College bring the combined rate to about $2.19 per $100 before exemptions. Some newer subdivisions add MUD taxes (about $0.60 to $1.20 per $100) or flat PID charges.
| Taxing unit | Rate per $100 of value |
|---|---|
| City of Sherman (2025) | $0.508000 |
| Sherman ISD (2025) | $1.234200 |
| Grayson County (2025) | $0.305100 |
| Grayson College (2025) | $0.145980 |
| Typical total | ≈ $2.19 |
At about 2.19% before exemptions, a $275,000 home would owe roughly $6,000 a year. A homestead exemption lowers the school portion.
Ask about MUDs & PIDs
Grayson CAD lists MUDs such as Heritage Ranch MUD #1 and flat-fee PIDs in several new Sherman subdivisions. We pull the full tax picture before you write an offer.
Utilities
| Service | Provider |
|---|---|
| Electricity | Oncor area with retail choice; some rural edges are Grayson-Collin Electric Co-op |
| Water, sewer & trash | City of Sherman |
| Internet | Varies by street; ask us for providers at a specific address |
Tax rates are the adopted 2025 rates and change every year. Verify any address with the Grayson Central Appraisal District before you buy. Estimate your payment →
06Education
Schools in Sherman
Most of Sherman is in Sherman ISD, which TEA rated C for 2024–25, with a 94.4% four-year graduation rate. Its new Sherman High School, about 500,000 square feet with room for 2,600 students, opened in January 2021. Parts of the city are zoned to Denison, Howe or S&S Consolidated ISD.
| School district | What to know |
|---|---|
| Sherman ISD | Most of the city; about 7,800 students; C for 2024–25; new high school opened 2021. |
| S&S Consolidated ISD | Some west-side subdivisions, including Hickory Hill. |
| Denison & Howe ISDs | Edges of the city. Confirm by address. |
High schools
Sherman High School
Colleges nearby
- Austin College (private liberal arts, founded 1849)
- Grayson College (Sherman branch; main campus in Denison)
Always verify zoning
School boundaries change as districts grow. We confirm the assigned campuses for every home before you make an offer.
07Location
Commute & getting around Sherman
Sherman sits where US-75 meets US-82, with SH-11, SH-56 and SH-91 (Texoma Parkway) also running through town. Most commuters head south on US-75 to McKinney, Allen and Plano. North Texas Regional Airport (general aviation) is between Sherman and Denison; the nearest airline service is at DFW or Love Field.
| Destination | Distance | Typical drive |
|---|---|---|
| Van Alstyne | ~15 mi | 15–20 min |
| McKinney | ~32 mi | About 34 min |
| Downtown Dallas | ~64 mi | About 1 hr |
| DFW Airport | ~67 mi | 1 hr+ |
| Lake Texoma (Denison Dam) | ~15 mi | 20–25 min |
Drive times are typical off-peak estimates. Allow more time at rush hour.
08Lifestyle
Things to do in Sherman
Lake Texoma
About 89,000 acres, with the only self-sustaining striped bass population in Texas.
Hagerman National Wildlife Refuge
11,320 acres on the lake’s Big Mineral Arm, with 316 bird species documented.
Pecan Grove Park
Parks on both sides of the creek, plus a disc golf course, among Sherman’s many city parks.
Downtown & the courthouse square
Restored buildings around the Grayson County Courthouse and the renovated public library.
Sherman Shadowcats
Summer collegiate baseball, now in the Texas Collegiate League.
Eisenhower State Park
Swim cove, fishing piers and trails on Lake Texoma, about 25 minutes north.
09Everyday life
Jobs, shopping & healthcare near Sherman
Sherman is the economic center of Grayson County and one of the most closely watched job markets in Texas. Alongside semiconductors, it has long-established manufacturers, Austin College and the county government.
What’s being built in Sherman
- Texas Instruments’ SM1 fab in production since Dec. 2025, with room for up to four fabs and about 3,000 TI jobs
- GlobalWafers’ 300-mm wafer plant (opened May 2025) and a further $4 billion expansion plan
- Heritage Ranch, Sherman Heights and the planned Cottonwood community
- Continued growth along US-75 between Sherman and Van Alstyne
Major employers nearby
- Texas Instruments
- GlobalWafers America
- Tyson Foods, Coherent and Emerson (Fisher Controls)
- Austin College, Grayson County and the City of Sherman
Hospitals & healthcare
- Wilson N. Jones Regional Medical Center
- Texoma Medical Center (414 beds) in Denison
- Baylor Scott & White surgical care in Sherman
10Quick answers
Sherman, TX FAQ
Is Sherman, TX a good place to live?
Sherman offers lower home prices than Collin County, a fast-growing job base and quick access to McKinney and Lake Texoma. The trade-offs are higher property tax rates, a longer Dallas commute and average school ratings.
Is Texas Instruments open in Sherman?
Yes. TI began production at its first 300-millimeter fab, SM1, on Dec. 17, 2025. The site can hold up to four fabs and about 3,000 TI jobs.
How far is Sherman from Dallas?
About 64 miles by US-75, roughly an hour without traffic. McKinney is about 32 miles (34 minutes) and DFW Airport about 67 miles.
How much does a house cost in Sherman?
Zillow’s typical home value was about $253,000 in August 2026, and Redfin’s May 2026 median sale price was about $314,000. New construction starts in the low $200s.
Are home prices going down in Sherman?
Yes, modestly. Zillow showed values down about 6.8% year over year in August 2026, and homes took a median of about 88 days to sell in spring 2026.
What school district is Sherman in?
Mostly Sherman ISD, rated C for 2024–25 with a 94.4% graduation rate. Some addresses are zoned to Denison, Howe or S&S Consolidated ISD.
What is the property tax rate in Sherman, TX?
For 2025, the city ($0.508), Sherman ISD ($1.2342), Grayson County ($0.3051) and Grayson College ($0.14598) add up to about 2.19% before exemptions. MUD and PID charges apply in some new subdivisions.
What is Sherman, TX known for?
Austin College (founded 1849), its role as Grayson County seat since 1846, and now semiconductor manufacturing at Texas Instruments and GlobalWafers. It’s also a gateway to Lake Texoma.
Is Sherman, TX safe?
Crime statistics are published by the Sherman Police Department. We encourage every buyer to review the data for the specific area they are considering and to visit at different times of day. As agents, we share data sources rather than opinions about which neighborhoods are “safe.”
About this guide. Written by Shayla Eadler, Licensed Broker & Owner of Ten Twenty Realty (TREC #0747934), and reviewed October 2026. Facts come from public sources, including: U.S. Census Bureau (Vintage 2025), Grayson CAD tax rates (2025), Texas Instruments Sherman, Texas Tribune school data, Zillow home values.
Your Sherman expert
Talk to Shayla about Sherman
Shayla’s home base of Van Alstyne is 15 minutes south of Sherman, and she has helped Grayson County buyers and sellers for more than six years.
- Neighborhood and school-zone answers for specific addresses
- Early access to Coming Soon and off-market homes
- Builder, MUD/PID and tax-rate comparisons before you commit
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