Historic · In town
Historic homes near Main Street
Railroad-era homes on the blocks around downtown, a short walk or drive to Main Street shops and events. Mature trees and character; older systems need a careful inspection.
Denison ISD
Community guide · Grayson County
Living in Denison, TX
A railroad town with an award-winning Main Street, Eisenhower’s birthplace and Lake Texoma about 14 minutes from downtown.
By Shayla Eadler, REALTOR® · TREC #0747934 · Based in Van Alstyne · Updated
- Population
- 26,8222025 Census estimate · 2020: 24,479
- County
- GraysonSherman–Denison metro
- School district
- Denison ISD2026 TEA rating: C
- Downtown Dallas
- ~75 miabout 85 min, no traffic
- Property tax
- ≈ 2.32%tax year 2025, in city limits
- Lake Texoma
- 14 minto Eisenhower State Park
Denison, Texas
Is Denison, TX a good place to live?
Yes — living in Denison, TX suits buyers who want lake access and a historic downtown more than a short drive to Dallas. You’re about 14 minutes from Lake Texoma and 17 from Sherman, but downtown Dallas is close to an hour and a half away, so it works best if your job is local or flexible.
Denison was founded in 1872 around the Katy railroad depot and named for railroad vice president George Denison. That history still shapes the town: a long Main Street of brick storefronts, older homes on the blocks around it, and a strong sense of place. Dwight D. Eisenhower was born here in 1890, and his birthplace is now a state historic site. The population reached an estimated 26,822 in 2025, up from 24,479 in the 2020 Census — steady growth rather than a boom.
For buyers, Denison offers a mix you don’t often find together: historic homes near downtown, established neighborhoods across town and lake-area property west toward Pottsboro and Preston. Lake Texoma homes for sale are a big draw, and so is having Sherman’s jobs, including the Texas Instruments fabs, about 15 to 20 minutes away. I help a lot of weekend lake buyers who end up staying full time.
Jobs, growth and what’s coming
Denison’s growth is tied to the wider Sherman–Denison area, where Texas Instruments started production at its first Sherman fab in December 2025 and GlobalWafers opened in May 2025. Denison ISD voters passed bonds in November 2023 and May 2025; the new B. McDaniel Intermediate campus is scheduled to open in fall 2026.
The city is also investing in infrastructure. In August 2026 it posted notice of plans to issue certificates of obligation for water and sewer system improvements. TxDOT’s long-range US-75 plan covers improvements through both Sherman and Denison.
The honest version
Pros and cons of living in Denison
Every town has trade-offs. Here’s what I tell my own clients before they buy.
Pros
- Lake Texoma next doorEisenhower State Park is about 14 minutes from downtown, with Hagerman Refuge and lake-area Preston close by.
- A real Main StreetDowntown Denison has won Texas’s Best Downtown and a Great American Main Street Award, and it has events most of the year.
- History and characterRailroad-era homes, Eisenhower’s birthplace and the Katy depot story give Denison a distinct identity.
- Close to Sherman jobsDowntown Sherman is about 17 minutes away, and the TI and GlobalWafers campuses are a short drive farther south.
- New school campusDenison ISD’s new B. McDaniel Intermediate is scheduled to open in fall 2026.
Cons
- Far from DallasDowntown Dallas is about 85 minutes with no traffic, and DFW Airport about 95.
- Higher in-city tax rateAbout 2.32% inside city limits for 2025 — the highest combined rate of the Texoma towns I cover.
- C-rated districtDenison ISD earned a C for 2026; some campuses scored lower, so check each address.
- Older housing stockMany in-town homes are decades old, so inspections and repair budgets matter.
- US-75 constructionOngoing work between Denison and the Collin County line can slow the drive south.
For sale now
Denison, TX homes for sale & home prices
Denison has a wide range of homes: early-1900s houses near Main Street, brick ranches on established streets, and lake-area homes and lots toward Pottsboro and Preston. Lake proximity and school district move prices more than square footage.
Denison homes under $300KNew construction in DenisonAcreage near DenisonLuxury and lake-area homesLand near Lake Texoma
Featured listings in and around Denison
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The kinds of homes you’ll find in Denison
Historic homes near Main Street
Two-story frame and brick homes from Denison’s railroad era sit on the blocks around downtown. They have character and mature trees, and usually need a careful inspection of older systems.
Established in-town neighborhoods
Brick ranches and mid-century homes on settled streets make up much of Denison’s resale market — a practical choice close to schools, parks and US-75.
Lake-area homes
West of Denison toward Pottsboro and Preston, homes and lots sit closer to Lake Texoma. Some are in Pottsboro ISD, and some lake-area districts carry their own taxes.
Acreage and rural homes
Small acreage around Denison gives you room for a shop or animals. Water source, septic and agricultural valuation all need checking.
Be the first to know
Get new Denison listings before everyone else
I’ll send new listings, price drops and my Coming Soon homes in Denison — with my honest notes on each one.
Lake living
Lake Texoma homes and lake living near Denison
Lake Texoma covers about 89,000 acres and is run by the U.S. Army Corps of Engineers. Denison Dam, completed in 1944, sits about five miles north of town, and the lake draws about 6 million visitors a year. It’s home to the only self-sustaining striped bass population in Texas, which is why so many of my lake buyers fish.
Most lake-area buying near Denison happens west of town toward Pottsboro (about 8 miles via FM 120) and up SH-289 to Preston on the lake. Pottsboro had 2,767 residents in the 2025 Census estimate and its own school district. If you’re searching for Lake Texoma homes for sale, the details below matter more than the view.
What to check on a lake-area home
- Which school district the address is in (Denison or Pottsboro ISD)
- Whether the property touches Corps of Engineers land and what that allows
- Flood zone and insurance cost
- Water source: city, water supply corporation or well
- Any MUD or district tax on top of the county and school rates
- Boat access: nearest ramp or marina slip availability
Downtown
Downtown Denison and historic homes
Downtown Denison has been recognized as Texas’s Best Downtown and with a Great American Main Street Award. Main Street is lined with restored brick buildings, local shops and places to eat, and the Discover Denison visitor center is at 321 W. Main Street. Downtown events run through the year, including the Zombie Crawl and Boo-Tique Sale on Halloween and Monsters on Main in November.
The blocks around downtown hold many of Denison’s oldest homes, and part of downtown is the Denison Commercial Historic District. Buying an older home here is a great way to get character at a fair price — just plan for foundation, roof, wiring and plumbing checks, and ask me about any historic-district rules that apply.
Where to live
Best neighborhoods in Denison
Rather than invent subdivision names, here are the main areas Denison buyers choose between — I’ll narrow it to streets once I know your budget and must-haves.
Established · Resale
Established in-town neighborhoods
Brick ranches and mid-century homes on settled streets across Denison. Close to Denison ISD campuses, city parks and US-75, and often the best value in town.
Denison ISD
Established · Commuter
South Denison toward Sherman
Homes on the Sherman side of town, handy to US-75 and FM 691. Downtown Sherman is about 17 minutes away, and the TI and GlobalWafers campuses are a short drive farther.
Denison or Sherman ISD (confirm by address)
Lake area · Outside city limits
Lake-area homes toward Pottsboro
Homes and lots west of Denison along FM 120 toward Pottsboro, closer to Lake Texoma and Hagerman National Wildlife Refuge. Some fall in Pottsboro ISD.
Pottsboro or Denison ISD
Lake area · Rural
Preston and the SH-289 corridor
SH-289 runs north from Pottsboro about 10 miles to Preston on Lake Texoma. Expect lake-lot and rural properties farther from town services but closer to the water.
Pottsboro ISD (confirm by address)
Acreage · Outside city limits
Acreage around Denison
Small acreage and country homes outside city limits with room for a shop, garden or animals. Check water, septic, floodplain and agricultural valuation before you buy.
Varies by address
Subdivision names are a starting point. Lot sizes, HOA rules and school zoning vary street by street — I’ll confirm all of it for any home you’re considering.
Cost of living
Denison property taxes & cost of living
For tax year 2025, a home inside Denison city limits and Denison ISD paid about $2.32 per $100 of taxable value before exemptions: Grayson County, Grayson College, the City of Denison and Denison ISD. For 2026, the city published a no-new-revenue rate of 0.803791 and a voter-approval rate of 1.223174 in August; I’ll update this table when the adopted 2026 rates are posted.
- Texas school homestead exemption is $140,000, plus another $60,000 for owners 65+ or disabled ($200,000 total), since the November 2025 election. Denison ISD adds $5,000 locally for over-65.
- Grayson County gives a 20% homestead exemption; the City of Denison exempts $15,000 for owners who are 65+ or disabled.
- Over-65 and disabled homeowners get a school tax ceiling (freeze) once the exemption is in place.
- Lake-area and new subdivisions may sit in a MUD; rural land under agricultural valuation pays far less, with rollback taxes if the use changes.
Schools
Denison schools
Denison ISD served 4,757 students in 2026 across nine campuses, with Denison High School at about 1,351 students. The district received a C from the Texas Education Agency for 2026, matching its 2025 rating. Campus results vary, so I look at the specific elementary for any home.
Voters approved BOND23 in November 2023 and BOND25 in May 2025. BOND23 pays for expansions at Houston and Lamar elementaries, an addition at Terrell Elementary and a new B. McDaniel Intermediate campus opening in fall 2026; BOND25 covers technology, buses and turf fields. Grayson College’s main campus is in Denison, including its T.V. Munson viticulture and enology program. Some lake-area homes west of town are in Pottsboro ISD instead.
Getting around
Commute from Denison: drive times & highways
Denison is served by US-75 and US-69, SH-91 (Texoma Parkway) and Spur 503. North Texas Regional Airport, a general aviation airport, sits between Denison and Sherman.
Downtown Dallas
85 min≈ 75 mi
via US-75 S
Legacy West (Plano)
65 min≈ 59 mi
via US-75 S
Downtown McKinney
50 min≈ 44 mi
via US-75 S
DFW Airport
95 min≈ 80 mi
via US-75 S
Downtown Sherman
17 min≈ 12 mi
via US-75 S
Van Alstyne
35 min≈ 28 mi
via US-75 S
Lake Texoma (Eisenhower SP)
14 min≈ 8 mi
north of town
Typical drive times without heavy traffic. Rush hour on US-75 and the Tollway can add 15–30 minutes.
Road projects to know about
- TxDOT’s long-range US-75 plan covers Sherman and Denison, including frontage roads, U-turns and the US-75/US-82 interchange.
- US-75 widening to six lanes from the Collin County line to FM 902 is underway, with pavement work done (TxDOT, July 2026).
- The US-75 frontage road between Loy Lake Rd and FM 691 is closed from March 30, 2026 to February 2027.
Local favorites
Things to do in Denison
Between Main Street and the lake, Denison has more to do than most towns its size.
Eisenhower State Park
On Lake Texoma about 14 minutes from downtown: bluff-top trails, a sandy swim cove, two fishing piers (one lighted), a boat ramp, an OHV trail, camping and Ike’s Cabin.
Eisenhower Yacht Club marina
The privately run marina inside Eisenhower State Park rents kayaks, canoes and boat slips and sells bait, ice and snacks.
Downtown Denison
An award-winning Main Street with local shops, restaurants and a craft-beer scene the city calls Brew City, TX. The visitor center is at 321 W. Main.
Downtown events
The Zombie Crawl and Boo-Tique Sale on October 31, Monsters on Main in November and a Día de los Muertos festival at Heritage Park.
Eisenhower Birthplace State Historic Site
The 1870s home where Dwight D. Eisenhower was born on October 14, 1890, with a visitor center, exhibits and a statue on the grounds at 609 S. Lamar Ave.
Hagerman National Wildlife Refuge
Established in 1946 on Lake Texoma, with more than 9 miles of trails, a Wildlife Drive and weekend tram tours. Bald eagles and river otters are highlights.
Lake Texoma striper fishing
Texoma has the only self-sustaining striped bass population in Texas, and fishing from shore in a Texas state park doesn’t require a license.
Grayson County Frontier Village
A collection of 11 historic homes moved to one site in Denison for preservation — an easy afternoon for anyone who likes local history.
Before you move
Moving to Denison, TX: what to know
Here’s what I help clients sort out when they move to Denison or the lake area around it.
- Water & sewer
- Inside city limits, water and sewer come from the City of Denison, with online bill pay. In August 2026 the city posted notice of planned certificates of obligation for water and sewer improvements. Lake-area homes may use a water supply corporation or a well.
- Electric
- The electric provider depends on the address. Grayson-Collin Electric Cooperative serves parts of rural Grayson County, so I confirm the provider for each property.
- Trash & recycling
- Service varies by address. Inside city limits, ask about trash when you set up utilities with the city; homes in the country usually contract a private hauler.
- City limits vs ETJ
- The City of Denison’s rate (0.712034 per $100 in 2025) applies only inside city limits. Many lake-area homes toward Pottsboro are outside Denison entirely, with a different tax stack and sometimes a different school district.
- Getting your homestead exemption
- After you close and move in, file for your homestead exemption with the Grayson Central Appraisal District. It’s free, and over-65 owners also get the city’s $15,000 exemption and a school tax ceiling.
- Local tip
- Waterloo Pool has been closed indefinitely by the City Council, and city swim services are moving to Austin College in Sherman. For summer swimming, the cove at Eisenhower State Park is about 14 minutes away.
FAQ
Denison FAQ
Quick answers to the questions I hear most from people moving to Denison.
Is Denison, TX a good place to live?
Denison is a good fit if you value Lake Texoma, a walkable historic Main Street and older homes with character. Eisenhower State Park is about 14 minutes away and Sherman about 17. The trade-offs are a long drive to Dallas (about 85 minutes), the highest in-city tax rate in the area and an older housing stock.
What is the property tax rate in Denison, TX?
For tax year 2025, the combined rate inside Denison city limits and Denison ISD was about $2.32 per $100 of value: Grayson County 0.3051, Grayson College 0.14598, City of Denison 0.712034 and Denison ISD 1.155. Homestead exemptions lower the school portion; homes outside city limits don’t pay the city rate.
What school district is Denison, TX in?
Most of Denison is in Denison ISD, which had 4,757 students in 2026 and a 2026 TEA rating of C. Some lake-area homes west of town are in Pottsboro ISD, and parts near Sherman may be in Sherman ISD, so I confirm the district for every address.
How far is Denison from Dallas?
Downtown Denison is about 75 miles from downtown Dallas — around 85 minutes with no traffic via US-75. McKinney is about 52 minutes, Sherman about 17 minutes and DFW Airport about 94 minutes. Rush hour and US-75 construction can add more.
How close is Denison to Lake Texoma?
Very close. Eisenhower State Park on Lake Texoma is about 8 miles and 14 minutes from downtown Denison, and Denison Dam is about five miles north of town. Lake-area homes are mostly west toward Pottsboro and north on SH-289 to Preston.
Is Denison, TX growing?
Steadily. The Census Bureau estimates Denison at 26,822 people in 2025, up from 24,479 in the 2020 Census. Nearby semiconductor plants in Sherman, a new Denison ISD intermediate campus and city water and sewer investments all point to continued growth.
What is Denison, TX known for?
Denison is the birthplace of President Dwight D. Eisenhower, a railroad town founded in 1872 on the Katy line, and the gateway to Lake Texoma. It’s also a sister city of Cognac, France, thanks to T.V. Munson’s grape rootstock work, and its Main Street has won national recognition.
Does Denison have MUD taxes?
Most established in-town neighborhoods are not in a MUD, but some lake-area and newer developments in Grayson County are. The appraisal district lists Lake Texoma and Preston-area districts, among others. Ask me about any address and I’ll pull its full tax stack.
Compare nearby towns
Towns near Denison
Grayson CountyShermanBigger job base and new schools, about 17 minutes south on US-75.Read the Sherman guide 
Grayson CountyBells & Tom BeanRural and quieter, about 15 minutes southeast with its own school district.Read the Bells & Tom Bean guide 
Grayson CountyHoweSmall town on US-75, about 20 minutes closer to McKinney.Read the Howe guide 
Grayson CountyVan AlstyneAbout 35 minutes south — closer to Collin County jobs and shopping.Read the Van Alstyne guide Sources & data notes
Facts on this page were checked against public sources in October 2026. Tax rates, school ratings and road plans change — confirm anything important for your decision.
- U.S. Census Bureau, city population estimates (Vintage 2025)
- Grayson Central Appraisal District, 2025 entity tax rates
- City of Denison, 2026 notice about tax rates
- City of Denison, water and sewer notice (Aug 2026)
- Denison ISD, bond construction updates
- Texas Tribune Schools Explorer (TEA data), Denison ISD
- Discover Denison
- Texas Historical Commission, Eisenhower Birthplace
- Texas Parks & Wildlife, Eisenhower State Park
- U.S. Fish & Wildlife Service, Hagerman NWR
- Wikipedia, Lake Texoma
- TxDOT, US 75 project (Sherman–Denison)
Ready when you are
Thinking about Denison?
I’ll show you around — the neighborhoods, the schools and the places locals love — and put together homes in Denison that fit your budget.