Sherman-Denison, TX
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
moderate
Price to income
3.24×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Texas
- 2.95×
- vs U.S.
- 3.43×-0.19
Benchmark
ACS median home value ÷ median HHI
comfortable
Rent to income
23.0%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Texas
- 23.2%-0.2
- vs U.S.
- 23.3%-0.3
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
deal-by-deal
Cap rate proxy
4.62%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Texas
- 5.06%
- vs U.S.
- 4.35%+0.27
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+0.84%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Texas
- -0.00%+0.85
- vs U.S.
- 0.03%+0.81
Benchmark
IRS net migration ÷ population
strong
Permit pipeline
11.20
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Texas
- 5.01+6.19
- vs U.S.
- 3.52+7.67
Benchmark
Census BPS permits TTM ÷ population × 1,000
healthy
Unemployment
3.6%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Texas
- 3.7%-0.1
- vs U.S.
- 3.9%-0.3
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+52.3%
homeValues.yearOverYear
-5.2%
Median home value
$228,300
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $1,089 | $13,068 | 18.5% |
| 2 BR | $1,351 | $16,212 | 23.0% |
| 3 BR | $1,879 | $22,548 | 32.0% |
Labor market direction
Unemployment
3.6%
Median household income
$70,455
What's being built
Total TTM
1,534
Single-family
1,130
2–4 unit
8
5+ unit
396
All 1 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Grayson County | 137,008 | $228,300 | $70,455 | 1,534 |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Sherman | 137,008 | $70,455 | 3.24× | 4.62% | +52.3% | 11.20 | 3.6% |
| La Crosse-Onalaska, WI-MN | 139,042 | $71,009 | — | — | +52.3% | — | 2.9% |
| Harrisonburg, VA | 135,689 | $72,145 | — | — | +48.7% | — | 3.1% |
| Rapid City, SD | 140,356 | $71,985 | — | — | +57.7% | — | 2.2% |
| Flagstaff, AZ | 144,705 | $69,748 | — | — | +64.4% | — | 4.9% |
| Pittsfield, MA | 128,763 | $72,565 | — | — | +57.0% | — | 4.9% |
Where people are moving in from
Net migration
+1,154
+0.84% of population
| Origin county | Tax returns |
|---|---|
| Collin County, TX | 1,335 |
| Denton County, TX | 545 |
| Dallas County, TX | 356 |
| Tarrant County, TX | 211 |
| Fannin County, TX | 194 |
| Cooke County, TX | 177 |
Who lives in Sherman
- Median age
- 39
- Bachelor's+
- 23.7%
- Owner-occupancy
- 67.3%
- Vacancy rate
- 11.7%
- Rent burdened (30%+)
- 43.2%
- Median household income
- $70,455
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.