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City · 9,641 residents · Denton County, Texas

Sanger , Texas

In Sanger, a typical home is worth $295,400 and typical rent is $1,504 a month. Compared with all of Denton County, the typical home value is 32% lower, typical household income is 18% lower, and the share of households that own their home is 8 points higher.

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  • Typical home value

    $295,400

    32% below the county

    4% above Texas

    • Sanger
    • Denton
    • Texas

  • Typical rent

    $1,504a month

    13% below the county

    7% above Texas

    • Sanger
    • Denton
    • Texas

  • Typical household income

    $91,075a year

    18% below the county

    16% above Texas

    • Sanger
    • Denton
    • Texas

  • Households that own their home

    74%

    8 points above the county

    11 points above Texas

    • Sanger
    • Denton
    • Texas

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$351,346
1.7% less than 12 months ago
Typical rent
$1,547 a month
7.9% less than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Sanger is in Denton County. The FHA loan limit ($563,500 for a one-unit home), the fair market rents and the help on this page are those of all of Denton County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Sanger apart

What this place has that others do not, from public data, most unusual first.

  1. The typical home in Sanger is worth $295,400, 32% less than in Denton County as a whole ($437,200).

  2. The typical household income in Sanger is $91,075, 18% less than in Denton County as a whole ($111,498).

  3. 74% of households in Sanger own their home, against 65% in Denton County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Sanger

What homes there are in Sanger, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house rules in Sanger: 80% of homes, more than in Denton County (69%).

Year built

By age, homes in Sanger look like those in Denton County: the typical year built is 2001.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$1,960 a month

Denton County: $2,676 a month

Without a mortgage

$728 a month

Denton County: $1,045 a month

Owners with a mortgage

76%

Denton County: 71%

Owning costs less in Sanger: with a mortgage, the typical cost is $1,960 a month; in Denton County, $2,676. Without one, $728.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in Sanger rose 94% since 2015–2019, more than in Denton County (57%).

Rents in Sanger rose more slowly than in Denton County: 30% since 2015–2019, against 42%.

The typical household income in Sanger rose 39% over that time; home values changed +94% and rent +30%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureSangerDenton CountyTexasUnited States
Rental vacancy Unreliable estimate4.8%7.7%5.5%
Homeowner vacancy Unreliable estimate0.7%1.1%0.9%
More than one person per room Unreliable estimate2.9%4.8%3.4%
People per household 2.652.682.692.53
Drive alone 81%66%71%69%
Carpool Unreliable estimate8%10%9%
Public transit Unreliable estimate0%1%3%
Walk or bike Unreliable estimate1%2%3%
Work from home 11%24%14%15%
Other means Unreliable estimate2%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Much as in Denton County, a household in Sanger has 2.65 people on average.

To get to work, 81% of workers in Sanger drive alone; in Denton County, 66%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Sanger?

A typical home is tight for the typical income

We start with a typical home in Sanger, worth $295,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 34% of the typical household income in Sanger, which is $91,075 a year. For that payment to be 28% of income, a household would need to earn about $111,542 a year.

The calculator's FHA and conventional loan limits are those of all of Denton County.

Your numbers

Local data
$

Starts at the typical home value in Sanger. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $10,339 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$2,603

at 7.18% · 30 years

Loan amount
$290,050
Total interest
$417,313
Paid off in
November 2056

Includes $4,989 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,125 a month

  • Tight

    $2,125 to $2,732 a month

    Your payment · 34%

  • Hard

    more than $2,732 a month

Compared with the typical household income in Sanger ($91,075 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,603
Principal & interest$1,965
Property tax$384
Home insurance$123
FHA mortgage insurance (MIP)$131

You need at least $10,339 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Sanger and Denton County

Sanger is in Denton County, Texas. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Sanger's own numbers

Typical home value
$295,400
Typical monthly rent
$1,504
Typical yearly household income
$91,075
Households that own their home
74%
Effective property tax rate
1.56%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Denton County

FHA limit, one-unit home
$563,500
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,807
Price change over 5 years (FHFA)
+46%
Homes in a high flood-risk zone
0.8%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Denton County.

Everything about Denton County

Buying

Buying a home in Sanger

A typical home in Sanger is worth $295,400: 32% below the county and 4% above Texas. With the typical household income in Sanger ($91,075 a year), a typical home costs 3.2 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Sanger 3.2 years
  • Denton 3.9 years
  • Texas 3.6 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Denton County

According to FHFA’s house price index, home prices in Denton County rose 101% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Denton County.

Period County Texas U.S.
Last year (2025) −0.9% +0.8% +2.9%
5 years (2020–2025) +46% +44% +47%
10 years (2015–2025) +101% +88% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Sanger next to Denton County, Texas and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Sanger $295,400
  • Denton $437,200
  • Texas $283,800
  • United States $332,700
Typical monthly rent
  • Sanger $1,504
  • Denton $1,728
  • Texas $1,403
  • United States $1,413
Typical yearly household income
  • Sanger $91,075
  • Denton $111,498
  • Texas $78,476
  • United States $80,734
See the full table
Sanger next to Denton County and Texas
Measure Sanger Denton County Texas U.S.
Typical home value $295,400 $437,200 $283,800 $332,700
Typical monthly rent $1,504 $1,728 $1,403 $1,413
Typical yearly household income $91,075 $111,498 $78,476 $80,734
Households that own their home 74% 65% 63% 65%
Typical yearly property tax $4,596 $7,055 $4,232 $3,119
Effective property tax rate 1.56% 1.61% 1.49% 0.94%
Renters with high rent for their income 56% 51% 52% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Denton County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Sanger

For a typical $295,400 home in Sanger, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Sanger's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,603a month

    Least cash to close
    Down payment
    $10,339
    Cash to close
    $19,201
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $131

  • Conventional, 5% down $2,549a month

    Down payment
    $14,770
    Cash to close
    $23,632
    Rate
    7.18%
    Mortgage insurance
    PMI · $140

  • Conventional, 20% down, no PMI $2,108a month

    Down payment
    $59,080
    Cash to close
    $67,942
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,381a month

    Down payment
    $44,310
    Cash to close
    $53,172
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Sanger and for Denton County.

Property tax

Effective rate in Sanger

1.56%of the home’s value each year

$4,596 a year for the typical owner in Sanger.

  • Sanger 1.56%
  • Denton 1.61%
  • Texas 1.49%

What Texas publishes School-district homestead exemption (Texas Comptroller of Public Accounts)

Exemptions and deadlines in Texas

Flood risk in Denton County

FEMA does not publish these numbers by city: they are for all of Denton County.

Homes in the high-risk zone
0.8%
1,994
Of those, with NFIP insurance
28%
County Texas U.S.
Homes in the high-risk zone 0.8% 4.1% 3.5%
Of those, with NFIP insurance 28% 48% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Sanger

Typical rent in Sanger is $1,504 a month: 13% below the county. In Sanger, 56% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Denton County, by unit size. To pay the 2-bedroom one ($1,807 a month) without spending more than 30% of your income, you would need to earn $34.75 an hour working full time.

HUD fair market rent for all of Denton County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,491 $28.67 $59,640
1 bedroom $1,536 $29.54 $61,440
2 bedrooms $1,807 $34.75 $72,280
3 bedrooms $2,275 $43.75 $91,000
4 bedrooms $2,892 $55.62 $115,680

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Sanger

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Sanger is in ZIP code 76266.

For 2 bedrooms it is $1,680: $127 less than the fair market rent for Denton County ($1,807).

  • 76266 $1,680$2,120

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Sanger when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Sanger

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Denton County. The nearest ones are below; many serve by phone or online.

Two women and a girl laugh together at the bus stop.

HUD counseling is free or low-cost

Assistance programs in Sanger

No down payment, repair or rent-help program on our list is for Sanger or Denton County. The ones below are statewide in Texas: they work in Sanger the same as in the rest of the state.

Which programs do I qualify for? All programs in Texas

  • My First Texas Home

    Statewide in Texas

    Texas state program for first-time buyers: a 30-year mortgage with down payment assistance. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    DeferredForgivable

    See the program Official page

  • My Choice Texas Home

    Statewide in Texas

    Texas state program with down payment assistance for any buyer, not only first-time buyers. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    DeferredForgivable

    See the program Official page

  • Texas Mortgage Credit Certificate (MCC)

    Statewide in Texas

    Limited funds remain, per the source

    Texas state certificate that turns part of your mortgage interest into a credit on your federal tax return. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    Tax credit

    See the program Official page

Housing counselors near Sanger

The HUD-approved agencies closest to the center of Sanger, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Balance - Dallas

    8330 Lbj Fwy, Dallas · 39 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    (800) 777-7526

  • Credit.org - Arlington, TX Branch

    2000 E Lamar Blvd, Arlington · 43 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 4 more
    (800) 431-8157

  • Transformance DBA Services of Hope Entities

    1137 Conveyor Ln Ste 107, Dallas · 44 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (214) 276-0235

All counseling agencies in Texas

Help in Spanish near Sanger

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Sanger

In HUD’s record, no housing authority with an office in Denton County is named for Sanger or Denton County.

One other authority has an office in Denton County: see the list Source: HUD

Cities

Other cities in Denton County

These cities are also in Denton County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Denton County Housing in Texas
See 11 more cities in Denton County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to Sanger, with the typical home value.

Neighboring counties

If Denton County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Sanger.

All guides
A father holds his baby and his young son by a white picket fence.

Questions

Housing questions about Sanger

Short answers with the numbers for Sanger and all of Denton County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Sanger?

The typical home value in Sanger is $295,400, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Denton County it is $437,200.

How much does it cost to rent in Sanger?

Typical rent in Sanger is $1,504 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Denton County is $1,807.

What is the FHA loan limit in Sanger?

Sanger uses the FHA limit for all of Denton County (2026): $563,500 for a one-unit home and $1,083,650 for a four-unit home.

How much property tax do owners pay in Sanger?

The typical homeowner in Sanger pays $4,596 a year, according to the U.S. Census Bureau. That is 1.56% of the home’s value; in Denton County, the rate is 1.61%.

Where can I find free help to buy or rent in Sanger?

We found no HUD-approved counseling agencies with an office in Denton County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).