What it's like to live in Sherman
Sherman is a small city in Texas with home prices that remain within reach, unemployment below the national average, a population that has grown fast since 2020, and schools with smaller class sizes than the national average. Those factors carry real weight for anyone weighing where to move next.
The tradeoffs are worth naming plainly. Sherman deals with household incomes below the national average, hospital ratings below the national average, a rent burden that leaves many renters stretched thin, and hot summers.
The good
- Affordable home prices
- Low unemployment
- Fast-growing population
- Low student-teacher ratio
The not so good
- Below-average household incomes
- Below-average hospital ratings
- High rent burden for renters
- Hot summers
- Smaller place — fewer dining and entertainment options
- Car-dependent — few commuters use transit
How Sherman compares
Median household income
Median rent (per month)
Median home value
What it takes to move to Sherman
Based on Sherman's median rent, home value and household income
To rent
$2,648
up front: first month plus a typical one-month deposit
- Income to keep rent under 30%: $52,960 a year
- 55% of Sherman renters spend 30% or more of their income on rent
To buy
$48,700
a 20% down payment on the median home
- With 10% down: $24,350
- Homes cost 4.1× the typical local household income (US: 4.1×)
Moving costs, closing costs and taxes not included.
The details
Cost of livingNear US average
$1,324/mo median rent
Cost of living works in this city's favor. Median rent sits around $1,324 a month, nothing that raises eyebrows. Solid value overall. Home prices are reasonable, with a median around $243,500. Not a steal, but not intimidating either.
Median home value $243,500 · 55% of renters cost-burdened
Job market▼ 16% below US
3.6% unemployment
Unemployment here is 3.6%, a little below the national average of 4.3%.
City-level (BLS)
SafetyNear US average
298 violent crimes per 100k
Crime runs about typical for a city this size. Some neighborhoods are safer than others, and one overall rate doesn't tell the whole story, so a neighborhood-level look matters more than the headline stat.
Property crime 1636/100k · Sherman Police Department · 2025 data
Getting around▼ 11% below US
23 min average commute
Commutes are reasonable, averaging 23.2 minutes. Nothing heroic, and there's still time left over for a life after work. 9 in 10 workers drive to work; 11% work from home.
How workers get to work
Climate
Summers are hot and humid, with highs regularly hitting 91°F, and winters are chilly but manageable, with lows around 36°F. Rainfall is regular throughout the year.
Average month
30-year averages, 1991–2020
Healthcare
3 hospitals
There are 3 Medicare-certified hospitals inside city limits. They average 2.5 out of 5 on Medicare's star rating.
Medicare-certified hospitals
Education & workforce▼ 33% below US
24% bachelor's degree or higher
College degree attainment runs below average at 24%. That tends to reflect a more trade and working-class economy, which can be great or limiting depending on the industry.
Schools
11 public schools inside the boundary
There are 11 public schools inside the boundary and 4 private schools. The student-to-teacher ratio is 13:1, well below the national average of 16:1. Smaller class sizes are generally a positive sign for a district.
Parks & recreation
The nearest national park or historic site is Chickasaw National Recreation Area (62 miles away).
Bottom line
Sherman's strongest points are home prices that remain within reach and unemployment below the national average; the main tradeoffs are household incomes below the national average and hospital ratings below the national average. A year of median rent ($1,324/mo) equals 27% of the median household income here, more than the 21% typical nationwide. It may be a harder fit for anyone who doesn't drive.
Other places near Sherman
All Texas guides →Not sure Sherman is the one?
Put it side by side with another city.