In Sherman, a typical home is worth $243,500 and typical rent is $1,324 a month. Compared with all of Grayson County, typical household income is 18% lower and the share of households that own their home is 14 points lower.
Typical home value from Zillow, September 2021 to September 2026: from $231,911 to $247,900.
Typical rent
$1,287a month
▼ 2.2% less than 12 months ago
Typical rent from Zillow, March 2022 to September 2026: from $1,248 to $1,287.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
Sherman is in Grayson County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Grayson County. See the county
What this place has that others do not, from public data, most unusual first.
1
According to Zillow, in the 12 months to September 2026 the typical home value in Sherman fell 6.6%; in Texas, it fell 1.4%.
2
Nearby, in Denison, the typical home value is $180,900: 26% less than in Sherman ($243,500).
3
53% of households in Sherman own their home, against 67% in Grayson County.
4
The typical household income in Sherman is $58,859,18% less than in Grayson County as a whole ($72,182).
Sources: Zillow (September 2026 data); U.S. Census Bureau (Average 2020–2024). Zillow data
The homes here
Housing in Sherman
What homes there are in Sherman, 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
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Sherman
Grayson County
Texas
United States
Kind of home: Sherman and its comparisons
Measure
Sherman
Grayson County
Texas
United States
Detached house
67%
72%
64%
61%
Attached house
4%
3%
3%
6%
Building of 2 to 4
9%
6%
5%
8%
Apartments (5 or more)
20%
11%
21%
19%
Mobile home
Unreliable estimate
9%
6%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
The detached house is still the most common home in Sherman, but it weighs less than in Grayson County: 67% against 72%.
Year built
Before 19601960–19791980–19992000–20092010 or later
Sherman
Grayson County
Texas
United States
Year built: Sherman and its comparisons
Measure
Sherman
Grayson County
Texas
United States
Before 1960
24%
20%
12%
26%
1960–1979
26%
23%
21%
24%
1980–1999
25%
25%
28%
25%
2000–2009
12%
13%
18%
14%
2010 or later
14%
19%
21%
11%
Homes in Sherman are older: the typical year built is 1980; in Grayson County, 1985.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Under the limitOver the limitUnreliable estimate
Under $100K13%
$100K–$200K28%
$200K–$300K25%
$300K–$500K26%
$500K–$750K5%
FHA limit: $541,287
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Sherman and its comparisons
Measure
Sherman
Under $100K
13%
$100K–$200K
28%
$200K–$300K
25%
$300K–$500K
26%
$500K–$750K
5%
$750K–$1M
Unreliable estimate
$1M or more
Unreliable estimate
About 93% of owner-occupied homes in Sherman are worth less than the FHA loan limit for Grayson County ($541,287).
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$99916%
$1,000–$1,49949%
$1,500–$1,99922%
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Sherman and its comparisons
Measure
Sherman
Under $500
Unreliable estimate
$500–$999
16%
$1,000–$1,499
49%
$1,500–$1,999
22%
$2,000–$2,499
Unreliable estimate
$2,500–$2,999
Unreliable estimate
$3,000 or more
Unreliable estimate
With a mortgage
$1,758 a month
Grayson County: $1,830 a month
Without a mortgage
$633 a month
Grayson County: $646 a month
Owners with a mortgage
55%
Grayson County: 52%
In Sherman, 55% of owners have a mortgage; their typical cost is $1,758 a month, about the same as in Grayson County.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Sherman+93%
Grayson County+81%
Texas+65%
United States+53%
Typical rent
Sherman+51%
Grayson County+50%
Texas+34%
United States+33%
Typical household income
Sherman+24%
Grayson County+32%
Texas+27%
United States+29%
Change since 2015–2019: Sherman and its comparisons
Measure
Sherman
Grayson County
Texas
United States
Typical home value
+93%
+81%
+65%
+53%
Typical rent
+51%
+50%
+34%
+33%
Typical household income
+24%
+32%
+27%
+29%
Since 2015–2019, homes in Sherman gained value faster than in Grayson County: 93% against 81%.
Rents in Sherman rose at about the same pace as in Grayson County: 51% since 2015–2019, against 50%.
The typical household income in Sherman rose 24%: less than home values (+93%) and rent (+51%).
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Sherman and its comparisons
Measure
Sherman
Grayson County
Texas
United States
Rental vacancy
Unreliable estimate
3.3%
7.7%
5.5%
Homeowner vacancy
Unreliable estimate
Unreliable estimate
1.1%
0.9%
More than one person per room
2.6%
3.3%
4.8%
3.4%
People per household
2.43
2.55
2.69
2.53
Drive alone
75%
73%
71%
69%
Carpool
10%
12%
10%
9%
Public transit
Unreliable estimate
Unreliable estimate
1%
3%
Walk or bike
2%
2%
2%
3%
Work from home
11%
13%
14%
15%
Other means
2%
1%
2%
2%
Typical commute
10 to 19 minutes
Unreliable estimate
20 to 29 minutes
20 to 29 minutes
In Sherman, 2.6% of households live with more than one person per room, about the same as in Grayson County.
Much as in Grayson County, a household in Sherman has 2.43 people on average.
In Sherman, 75% of workers drive alone to work; in Grayson County, 73%.
Do the math
What would you pay each month for a home in Sherman?
A typical home costs more than the typical income allows
We start with a typical home in Sherman, worth $243,500, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 43% of the typical household income in Sherman, which is $58,859 a year. For that payment to be 28% of income, a household would need to earn about $90,293 a year.
The calculator's FHA and conventional loan limits are those of all of Grayson County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Sherman. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $8,523 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$2,107
at 7.18% · 30 years
Loan amount
$239,089
Total interest
$343,993
Paid off in
November 2056
Includes $4,112 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,373 a month
Tight
$1,373 to $1,766 a month
Hard
more than $1,766 a month
Your payment · 43%
Compared with the typical household income in Sherman ($58,859 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$1,620
Property tax
$278
Home insurance
$102
FHA mortgage insurance (MIP)
$108
You need at least $8,523 for the down payment, plus closing costs.
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.
Total monthly payment $2,107; principal and interest $1,620.
The city and its county
Sherman and Grayson County
Sherman is in Grayson 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).
Sherman
Map of Grayson County, Texas, with Sherman marked. Around it, the neighboring counties.
Sherman
Grayson County
Other cities with a page
Sherman's own numbers
Typical home value
$243,500
Typical monthly rent
$1,324
Typical yearly household income
$58,859
Households that own their home
53%
Effective property tax rate
1.37%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Grayson County
FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,395
Price change over 5 years (FHFA)
+57%
Homes in a high flood-risk zone
1.6%
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 Grayson County.
A typical home in Sherman is worth $243,500: about the same as the county and 14% below Texas. With the typical household income in Sherman ($58,859 a year), a typical home costs 4.1 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.
Sherman4.1 years
Grayson3.4 years
Texas3.6 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Grayson County
According to FHFA’s house price index, home prices in Grayson County rose 122% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Grayson County.
Yearly change in FHFA’s price index in Grayson County, 2016 to 2025
2016: +9.4% +9.4% 2016
2017: +8.9% +8.9% 2017
2018: +8.4% +8.4% 2018
2019: +5.4% +5.4% 2019
2020: +4.4% +4.4% 2020
2021: +14.6% +14.6% 2021
2022: +23.0% +23.0% 2022
2023: +6.6% +6.6% 2023
2024: +3.1% +3.1% 2024
2025: +1.1% +1.1% 2025
Change in FHFA’s price index in Grayson County, Texas and the United States
Period
County
Texas
U.S.
Last year (2025)
+1.1%
+0.8%
+2.9%
5 years (2020–2025)
+57%
+44%
+47%
10 years (2015–2025)
+122%
+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
Sherman next to Grayson 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
Sherman$243,500
Grayson$248,400
Texas$283,800
United States$332,700
Typical monthly rent
Sherman$1,324
Grayson$1,310
Texas$1,403
United States$1,413
Typical yearly household income
Sherman$58,859
Grayson$72,182
Texas$78,476
United States$80,734
See the full table
Sherman next to Grayson County and Texas
Measure
Sherman
Grayson County
Texas
U.S.
Typical home value
$243,500
$248,400
$283,800
$332,700
Typical monthly rent
$1,324
$1,310
$1,403
$1,413
Typical yearly household income
$58,859 ▼18% below the county
$72,182
$78,476
$80,734
Households that own their home
53% ▼14 points below the county
67%
63%
65%
Typical yearly property tax
$3,346 ▲6% above the county
$3,146
$4,232
$3,119
Effective property tax rate
1.37% ▲0.1 points above the county
1.27%
1.49%
0.94%
Renters with high rent for their income
57% ▲5 points above the county
52%
52%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Grayson 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 Sherman
For a typical $243,500 home in Sherman, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Sherman's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$2,107a month
Least cash to close
Down payment
$8,523
Cash to close
$15,828
Rate
7.18%
Mortgage insurance
FHA MIP · $108
Conventional, 5% down$2,062a month
Down payment
$12,175
Cash to close
$19,480
Rate
7.18%
Mortgage insurance
PMI · $116
Conventional, 20% down, no PMI$1,699a month
Down payment
$48,700
Cash to close
$56,005
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$1,924a month
Down payment
$36,525
Cash to close
$43,830
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Sherman
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$2,107
$8,523
$239,090
7.18%
FHA MIP · $108
$15,828
580
Conventional, 5% down
$2,062
$12,175
$231,325
7.18%
PMI · $116
$19,480
620*
Conventional, 20% down, no PMI
$1,699
$48,700
$194,800
7.18%
None
$56,005
620*
ITIN, 15% down (example)
$1,924
$36,525
$206,975
8.18%
None
$43,830
Set by the lender
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.
Typical rent in Sherman is $1,324 a month: about the same as the county. In Sherman, 57% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Grayson County, by unit size. To pay the 2-bedroom one ($1,395 a month) without spending more than 30% of your income, you would need to earn $26.83 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Grayson County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$1,102
$21.19
$44,080
1 bedroom
$1,126
$21.65
$45,040
2 bedrooms
$1,395
$26.83
$55,800
3 bedrooms
$1,932
$37.15
$77,280
4 bedrooms
$2,148
$41.31
$85,920
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 Sherman
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Sherman has 2 ZIP codes with their own.
For 2 bedrooms it runs from $1,340 in 75090 to $1,410 in 75092.
1 of the 2 is above the fair market rent for Grayson County ($1,395).
Fair market rent by ZIP code and size in Sherman, fiscal year 2027.
75090
$1,060
$1,080
$1,340
$1,860
$2,060
75092
$1,110
$1,140
$1,410
$1,950
$2,170
ZIP code2 bd3 bd
75090 $1,340$1,860
75092 $1,410$1,950
2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Sherman 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 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
HUD lists 5 buildings with rents for lower incomes in Sherman. These are the largest.
Unnamed809A N Montgomery St, Sherman 75090298 low-income homes · Run by Housing Authority of Sherman · Average payment: $370 a month · Average wait: 6 months · Homes at several sites(903) 893-3139
Steeple Chase Farms3621 Steeplechase Dr, Sherman 75092156 low-income homes · In service since 2012
Villas of Sherman1212 W Center St, Sherman 75092124 homes, 93 low-income · 1 bd: 44 · 2 bd: 80 · In service since 1999
The Sidney Apartments4919 Timberview Dr, Sherman 75090248 homes, 70 low-income · For families(903) 892-3171
Community of Possibilities375 White Way Rd, Sherman 7509296 homes · For older adults, people with disabilities, families, people experiencing homelessness
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 Grayson County. The nearest ones are below; many serve by phone or online.
No down payment, repair or rent-help program on our list is for Sherman or Grayson County. The ones below are statewide in Texas: they work in Sherman the same as in the rest of the state.
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).
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).
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).
No legal help resource on our list is for Sherman or Grayson County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for Sherman and all of Grayson 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 Sherman?
The typical home value in Sherman is $243,500, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Grayson County it is $248,400.
How much does it cost to rent in Sherman?
Typical rent in Sherman is $1,324 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Grayson County is $1,395.
What is the FHA loan limit in Sherman?
Sherman uses the FHA limit for all of Grayson County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.
How much property tax do owners pay in Sherman?
The typical homeowner in Sherman pays $3,346 a year, according to the U.S. Census Bureau. That is 1.37% of the home’s value; in Grayson County, the rate is 1.27%.
Where can I find free help to buy or rent in Sherman?
We found no HUD-approved counseling agencies with an office in Grayson County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.
