Community guide · Grayson County
The Grayson County seat and the fastest-changing town on my side of US-75 — new chip fabs, new schools and established streets near downtown.
By Shayla Eadler, REALTOR® · TREC #0747934 · Based in Van Alstyne · Updated
Sherman, Texas
Yes — living in Sherman, TX makes sense if you want a real small city with its own jobs base, a historic downtown and room to grow, about an hour north of Dallas. The trade-off is change: Sherman is growing fast, US-75 is under construction, and the city is still catching up.
Sherman grew from 43,693 people in the 2020 Census to an estimated 52,417 in 2025 — roughly 20% in five years, the fastest pace of the four Texoma towns I cover. Most of that is tied to the semiconductor plants on the south side of town. For buyers it means more choice: older homes near downtown and Austin College, newer subdivisions on the edges of town, and acreage just outside city limits in a few different school districts.
Sherman is also the practical center of Grayson County. It is the county seat, it has Austin College and a Grayson College branch campus, and it sits where US-75 meets US-82. Denison is about 15 minutes north, Lake Texoma about 20, and my home base in Van Alstyne is about 20 minutes south. If you’re comparing Sherman TX homes for sale with towns closer to McKinney, the question is usually how often you need to drive into Collin County.
Texas Instruments began production at its first Sherman fab, SM1, on December 17, 2025 — about three and a half years after breaking ground in May 2022. TI says the site has room for up to four connected fabs and about 3,000 TI jobs over time. GlobalWafers opened its Sherman wafer plant in May 2025, next to its GlobiTech operation.
The growth is showing up in schools and roads. Sherman ISD voters approved a $540 million bond in May 2023 that paid for Parker Elementary plus new Crutchfield and Fairview Elementary buildings (all open for 2025-26), additions at Sherman High School, and a south Sherman elementary planned for fall 2028. TxDOT is rebuilding US-75 through Sherman and Denison in phases.
The honest version
Every town has trade-offs. Here’s what I tell my own clients before they buy.
Pros
Cons
For sale now
Sherman’s housing ranges from early-1900s homes near downtown and Austin College to mid-century brick ranches and new subdivisions on the edges of town. Prices vary widely by age, lot and school district — I’ll pull current comps for any street.
Two-story frame and brick homes from the early 1900s sit near downtown, the Heritage Row Historical District and Austin College. Expect mature trees, smaller lots and the usual older-home inspection items.
Single-story brick homes on established streets make up a big share of Sherman’s resale market. They are often the most affordable way into Sherman ISD, and many have been updated.
New homes are going up on the edges of town, some inside municipal utility districts or public improvement districts that add a separate tax. I check the full tax picture before you write an offer.
Small acreage and country homes surround Sherman in Sherman, Howe, Denison and other school districts. Water source, septic and agricultural valuation all matter here.
Be the first to know
I’ll send new listings, price drops and my Coming Soon homes in Sherman — with my honest notes on each one.
Jobs
The biggest story in Sherman is semiconductors. Texas Instruments broke ground on May 18, 2022, and started production at SM1 on December 17, 2025. The site is planned for up to four fabs (SM1 through SM4) with a potential investment of up to $40 billion and about 3,000 TI jobs. GlobalWafers opened its Sherman wafer plant in May 2025, and GlobiTech already operates here.
Sherman’s job base is broader than chips, though. The Sherman Economic Development Corporation lists food processing, manufacturing, call centers, local government and Austin College among the town’s major employers. If you’re relocating for TI or GlobalWafers, Sherman, Denison, Howe and Van Alstyne are all within a short drive — I can map the commute from any home you like.
| Employer | Industry | Employees (SEDCO) |
|---|---|---|
| Tyson | Case-ready beef and pork | 1,765 |
| Sherman ISD | Public schools | 1,137 |
| City of Sherman | Local government | 606 |
| Texas Instruments | Semiconductors | 600 |
| Grayson County | Local government | 565 |
| Emerson | Rotary control valves | 450 |
| Coherent | Lasers (VCSELs) | 377 |
| Austin College | Higher education | 294 |
| GlobiTech | Silicon epitaxy | 215 |
| GlobalWafers | Silicon wafers | 150 |
Employee counts are from the Sherman EDC’s major-employers list (checked Oct 2026; the list is undated). TI’s count will grow as the fabs ramp up.
Taxes
Many new subdivisions in Grayson County are built inside a municipal utility district (MUD) or a public improvement district (PID). These districts pay for streets, water and sewer lines, and they add their own tax or assessment on top of the city, county and school rates.
The Grayson Central Appraisal District’s 2025 list includes dozens of these districts. Several Grayson County MUDs levied $1.00 per $100 in 2025, and the Heritage Ranch MUD levied $0.60. Others had not started taxing yet. That’s why two similar homes a mile apart can have very different tax bills.
What I check on any new home
Where to live
I’m not going to invent subdivision names — here are the main areas buyers in Sherman choose between, and I’ll match specific streets to your budget.
Historic · In town
Older homes on tree-lined streets around the downtown Main Street district and the Heritage Row Historical District. Walkable to downtown shops and events; expect older systems and smaller lots.
Sherman ISD
Established · In town
Established homes close to the Austin College campus, a private liberal arts college that has been in Sherman since 1876. Mature trees and a mix of styles and ages.
Sherman ISD
Established · Resale
Mid-century and later brick homes on settled streets across central Sherman. Often the best value for buyers who want to be in town, near parks such as Pecan Grove and Fairview.
Sherman ISD
Growing · Near TI
The area toward the TI and GlobalWafers campuses near the southern city limits, where Sherman ISD plans a new elementary for fall 2028. Close to US-75 for commuting either direction.
Sherman ISD (confirm by address)
New construction · MUD/PID possible
New-build communities on the growing edges of Sherman. Some sit inside a MUD or PID, so the total tax rate can be higher than the in-city stack shown on this page.
Varies — confirm by address
Acreage · Outside city limits
Country homes and small acreage around Sherman, where parts of the area fall in Denison ISD or Howe ISD rather than Sherman ISD. Check water, septic and ag valuation.
Sherman, Denison or Howe ISD
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
For tax year 2025, a home inside Sherman city limits and Sherman ISD paid about $2.19 per $100 of taxable value before exemptions: Grayson County, Grayson College, the City of Sherman and Sherman ISD. The city held its 2026 rate vote in September 2026; I’ll update this table once the appraisal district posts 2026 rates.
Schools
Most of Sherman is served by Sherman ISD, the largest district in Grayson County, with 7,487 students in 2026 and Sherman High School at about 2,060 students. The district received a C from the Texas Education Agency for 2026, the same as in 2025 (it was a D in 2024). Parts of the city fall in Denison ISD or Howe ISD.
The 2023 bond reshaped the elementary campuses: Parker Elementary opened new for 2025-26, Crutchfield and Fairview moved into replacement buildings, and Sherman High School added 20 classrooms. A new early childhood center is going up on the former Wakefield Elementary site, and a south Sherman elementary is planned for fall 2028. Sherman is also home to Austin College and a Grayson College branch campus.
Getting around
Sherman sits where US-75 (north–south to McKinney and Dallas) meets US-82 (east–west to Bells, Whitesboro and Bonham). FM 691 connects Sherman to North Texas Regional Airport in Denison.
Downtown Dallas
70 min≈ 64 mi
via US-75 S
Legacy West (Plano)
55 min≈ 47 mi
via US-75 S
Downtown McKinney
40 min≈ 32 mi
via US-75 S
DFW Airport
80 min≈ 68 mi
via US-75 S
Van Alstyne
20 min≈ 17 mi
via US-75 S
Downtown Denison
15 min≈ 11 mi
via US-75 N
Lake Texoma (Eisenhower SP)
20 min≈ 15 mi
via US-75 N
McKinney National Airport
45 min≈ 35 mi
via US-75 S
Typical drive times without heavy traffic. Rush hour on US-75 and the Tollway can add 15–30 minutes.
Local favorites
Sherman’s everyday fun is close to home — city parks, a revived downtown and Lake Texoma about 20 minutes north.
The Main Street program was revived in 2016 and now runs downtown events, including Hot Summer Nights and a December lineup, plus a grant program for downtown projects.
East and west sections with open space and the Pecan Grove Disc Golf Course — one of the city’s most-used parks for a quick after-work round or a picnic.
A city park with deep roots: the Old Settlers’ Association bought the land in 1909. Today it’s part of Sherman’s parks system alongside Fairview, Binkley and Hawn parks.
Sherman Parks & Recreation runs The Splash Pool and the Hawn Park spray ground for summer days, plus athletics, open gym and rentable athletic fields.
Founded in 1849 and in Sherman since 1876, Austin College is the oldest college in Texas still operating under its original charter. The campus adds lectures, performances and sports to town life.
About 20 minutes north on Lake Texoma: trails along high bluffs, a swimming cove, lighted fishing pier, boat ramp, camping and a marina run by the Eisenhower Yacht Club.
On the shores of Lake Texoma: more than 9 miles of trails, a Wildlife Drive and weekend tram tours. Look for bald eagles, painted buntings and river otters.
A short drive to Denison: the 1870s home where Dwight D. Eisenhower was born in 1890, with a visitor center and exhibits on his presidency.
Before you move
A few practical things to line up before and right after you close on a home in Sherman.
FAQ
Quick answers to the questions I hear most from people moving to Sherman.
For many buyers, yes. Sherman has its own jobs base with Texas Instruments, GlobalWafers and long-time manufacturers, plus a historic downtown, Austin College and Lake Texoma about 20 minutes away. The trade-offs are an hour-plus drive to Dallas, ongoing US-75 construction and the growing pains of a town that added about 20% more people since 2020.
For tax year 2025, the combined rate inside Sherman city limits and Sherman ISD was about $2.19 per $100 of value: Grayson County 0.3051, Grayson College 0.14598, City of Sherman 0.508 and Sherman ISD 1.2342. Homes in a MUD or PID pay more. Your homestead exemption lowers the school portion.
Most of Sherman is in Sherman ISD, which had 7,487 students in 2026 and a 2026 TEA rating of C. Some parts of the city and nearby countryside fall in Denison ISD or Howe ISD, so I always confirm the district for a specific address before you make an offer.
Downtown Sherman is about 64 miles from downtown Dallas — roughly 71 minutes with no traffic via US-75. Downtown McKinney is about 38 minutes, Legacy West in Plano about 53 minutes and DFW Airport about 80 minutes. Rush hour and US-75 construction can add time.
TI says the Sherman site has room for up to four fabs and about 3,000 TI jobs over time. SM1 began production on December 17, 2025. The Sherman EDC’s employer list currently shows about 600 TI employees, a number that will rise as the fabs ramp up.
Some newer neighborhoods do. The Grayson Central Appraisal District lists many MUDs and PIDs in the county, and several MUDs charged $1.00 per $100 in 2025 on top of the regular rates. Older in-town neighborhoods generally aren’t in one. Ask me and I’ll check any address.
Yes. The Census Bureau estimates Sherman at 52,417 people in 2025, up from 43,693 in the 2020 Census — about 20% growth. The TI and GlobalWafers plants, a $540 million school bond and the US-75 rebuild all reflect that growth.
Yes. Acreage and country homes surround Sherman in several school districts, including Sherman, Howe and Denison ISD. For land I check the water source, septic, floodplain, easements and whether agricultural valuation is in place before you buy. Outside city limits you also skip the City of Sherman’s tax rate.
Compare nearby towns
Grayson CountyDenisonAbout 15 minutes north: Main Street, Lake Texoma access and Denison ISD.Read the Denison guide 
Grayson CountyHoweSmall town 12 minutes south on US-75 with its own school district.Read the Howe guide 
Grayson CountyVan AlstyneAbout 20 minutes south — my home base, closer to McKinney.Read the Van Alstyne guide 
Grayson CountyBells & Tom BeanQuieter, rural feel about 17 minutes east on US-82.Read the Bells & Tom Bean guide 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.
Ready when you are
I’ll show you around — the neighborhoods, the schools and the places locals love — and put together homes in Sherman that fit your budget.