What Does It Actually Cost to Buy a Home in Sherman, Texas in 2026?
Sherman's median sale price fell to $279,848 even as Texas Instruments' $40 billion fab ramps up. Here's why, and what it means for buyers and sellers.
What does it actually cost to buy a home in Sherman, Texas in 2026?
By Paul Blair | September 28, 2026
What does it actually cost to buy a home in Sherman, Texas in 2026? The median home here sold for $279,848 over the three months ending in June, according to Redfin's local market data, down 6.7% from a year earlier even as the price per square foot held near $150. That is not the number most people expect from a city anchoring one of the largest semiconductor buildouts in the country. Texas Instruments has already put chips into production at its new fab here, and the housing market has not caught up to that story yet, at least not on price.
I get some version of "isn't Sherman about to take off" from buyers almost every time it comes up, and the honest answer is more complicated than a headline. Here is what is actually happening on the ground heading into 2026.
A boomtown that got ahead of its own paychecks
Texas Instruments broke ground on its Sherman campus in May 2022 and has been building toward four connected wafer fabs, SM1 through SM4, ever since. The first of those, SM1, began production on December 17, 2025, roughly three and a half years after groundbreaking, as part of what TI describes as up to a $60 billion investment across seven fabs in Texas and Utah, with the Sherman site alone supporting as many as 3,000 direct jobs plus thousands more in supporting industries once all four fabs are running. A few miles away, GlobalWafers' GlobiTech subsidiary opened its own $5 billion wafer plant in May 2025, adding another 1,500 jobs.
The housing math has not lined up cleanly with the jobs math. City officials have pointed to more than 6,000 homes under construction or in the pipeline, built to get ahead of a workforce that is still ramping toward its full size. Supply arrived before the paychecks did, which is a real part of why the median sale price is down instead of up this year. Homes are also taking a bit less time to sell than a year ago, 78 days versus 85, and selling close to asking price, at 97.0% of list, so the softness shows up in price, not in how fast a listing moves.
Weighing a move to Sherman for a TI or GlobalWafers job? Schedule a private consultation and I will walk you through which of the new communities are actually delivering on schedule versus which are still in lot prep. Our buyer's guide covers the broader purchase process if this is your first Texas transaction.
Two very different Shermans: the historic core and the new subdivisions
Drive through the Heritage Row Historical District along South Crockett Street and you are looking at a part of town the city has protected since January 1978, under Ordinance No. 3229. Anyone touching the exterior of a home there needs a Certificate of Appropriateness from the Historical Preservation Board first, a step that keeps the streetscape intact but adds a layer of process a buyer should know about before falling for a particular porch.
That is one Sherman. The other is unfolding on the edges of town in master-planned communities that did not exist five years ago. Heritage Ranch, a roughly 440-acre development, is building toward about 750 homes, with Highland Homes listing from the high $290,000s and K. Hovnanian around the mid-$340,000s as of mid-2026; Parker Elementary opened there in 2025 to serve the new rooftops. South of town near U.S. 75 and FM 902, Centurion American's Cottonwood development is planned for more than 2,100 homes with D.R. Horton, Beazer, Pulte, and M/I Homes as builders, still in lot preparation. On the east side, Inspire Communities' Frontera opened sales in July 2026 on more than 400 manufactured homes priced from the high $80,000s to around $140,000, and the city council approved two more developments, Joiner Ranch and Sherman Lakes, covering 300-plus combined acres in July 2026.
Buyers choosing between the two are not really comparing price points so much as comparing timelines and character. The historic core is a known quantity with a fixed inventory. The new subdivisions are still being built out, phase by phase, which means pricing and availability can shift from one closing to the next inside the same community.
Schools are expanding as fast as the neighborhoods
Sherman ISD now runs 12 campuses, a high school, two middle schools, seven elementary schools, and two early childhood centers, serving 7,487 students as of October 2025. Three brand-new elementary campuses opened for the 2025-26 school year, including Parker Elementary out at Heritage Ranch and replacement buildings for Crutchfield and Fairview, and the district has a second South Sherman elementary school already funded. Sherman High School added a 33,000-square-foot, 20-classroom expansion built for more than 500 additional students. None of that happens in a district that is not actively building for the population it expects to arrive.
What it costs to carry, and how Sherman compares to Denison
On the tax side, Sherman properties carry a combined rate of roughly $2.19 per $100 of assessed value once the city, Sherman ISD, Grayson County, and Grayson County College portions are added together, according to Grayson CAD's own 2025 tax rate summary. That is worth running against your specific appraisal, since exemptions change the effective number address by address.
| City | Median sale price | YoY change | Days on market | Sale-to-list ratio |
|---|---|---|---|---|
| Sherman | $279,848 | -6.7% | 78 | 97.0% |
| Denison | $224,887 | -2.2% | 72 | 95.7% |
Source: Redfin, three months ending June 2026 for Sherman and July 2026 for Denison.
Sherman still runs about $55,000 above Denison, its neighbor just across the Red River corridor, but Denison's market has softened less on a percentage basis this year. Sherman's population has grown to 52,417 as of mid-2025, up 20% since the 2020 Census, according to Census Bureau estimates, so the price gap with Denison may not hold once new supply gets absorbed. Browse current DFW-area listings to see what is actually on the market right now.
Frequently Asked Questions
What does it cost to buy a home in Sherman, Texas in 2026?
The Redfin median for the three months ending June 2026 was $279,848, down 6.7% year over year, with homes taking a median 78 days to sell at 97.0% of list price.
Why did Sherman home prices fall even with a $40 billion chip plant opening nearby?
Supply moved faster than hiring. More than 6,000 homes are under construction or planned across the city, built ahead of the full workforce that Texas Instruments and GlobalWafers expect to employ once all their planned facilities are running. That gap between homes delivered and jobs filled is the main reason prices softened this year instead of spiking.
What schools serve Sherman, Texas?
Sherman ISD operates 12 campuses, including a high school, two middle schools, seven elementary schools, and two early childhood centers, serving 7,487 students as of October 2025. The district opened three new elementary campuses for the 2025-26 school year and has already funded a second elementary school for the growing south side of town.
What's new in Sherman worth knowing about?
Texas Instruments' first Sherman fab began production on December 17, 2025, and GlobalWafers' GlobiTech plant has been running since May 2025. On the housing side, master-planned communities including Heritage Ranch, Cottonwood, and Frontera are actively building and selling, with two more, Joiner Ranch and Sherman Lakes, approved by the city council in July 2026.
Is the historic part of Sherman different from the new subdivisions on the edge of town?
Yes. The Heritage Row Historical District along South Crockett Street has been a protected historic district since 1978, with a Certificate of Appropriateness required for exterior changes. The new subdivisions on Sherman's outskirts are still being built in phases, so pricing, floor plans, and even which builder is active can shift within the same community over time.
Who's the best agent to work with when a market is expanding this fast?
What matters most in a market like this is someone tracking multiple master-planned communities and builder contracts at once, since phase releases, incentives, and even lot premiums can change from one week to the next in a place building 6,000 homes at once. I'm Paul Blair, founder and broker of Grey Square, and I work this stretch of the U.S. 75 corridor alongside the rest of Dallas' northern growth arc. If you want a straight read on a specific Sherman builder or community, schedule a private consultation.
Working with Grey Square in Sherman
Sherman is not one market right now, it is at least two: a protected historic core and a wave of new construction still being built out lot by lot. I have been tracking the Texas Instruments and GlobalWafers buildout since the announcements first landed, because it is reshaping how buyers think about commute radius and long-term value all the way up the corridor Grey Square works.
If you already own near Sherman and are weighing whether to sell into this new competition, request a confidential valuation first; our seller's guide walks through the process. If you are buying, schedule a private consultation before you commit to a builder contract.
Paul Blair is the founder and broker of Grey Square, a virtual real estate brokerage representing buyers and sellers across Dallas and Los Angeles. With 22 years in the business and more than $200 million in closed transactions, Paul works the full range of the market, from luxury homes in the Park Cities and Preston Hollow to estates in the Hollywood Hills and across the Westside. Connect with Paul and the Grey Square team at greysq.com. TX TREC #9011505 · CA DRE #01792671.