Sherman, TX
Sherman-Denison, TX Metro Area
Figures are medians for the whole Sherman-Denison, TX Metro Area, not the city proper.
Among the 300 U.S. metros CityLedger tracks, Sherman ranks 186th for affordability — how far a typical paycheck stretches after local prices — and 182nd for income. A household earns $72,260 a year while median rent runs $1,482/mo, making it expensive relative to what residents earn. Affordability and price level are different lenses: the raw cost of living here runs 6% below the U.S. average.
Its strongest card is job market (15th of 300), while education is the soft spot (257th). Housing usually decides a move: rent ranks 207th and home prices 136th among the 300 metros CityLedger tracks.
For your salary & household
Enter your pay and household size to see what it's really worth here — the numbers update live and the link stays shareable.
On $75,000 for just you in Sherman, your take-home is worth about $65,386 once local prices are factored in — local prices stretch it further than the U.S. average.
Take-home estimates a single filer taking the standard deduction (2025 federal brackets, FICA, and state income tax) and isn't tax advice. “Real value” rebases take-home to average U.S. prices using the BEA cost-of-living index; the per-person figure uses the OECD square-root equivalence scale.
The numbers
Income & cost
- Median income
- 182nd of 300↑25.7%$72,260
- Cost of living?The local price level vs. the U.S. average of 100 (BEA). Lower means cheaper. This is raw prices, not adjusted for income.
- 136th of 30094 (US=100)
- Cost-adj. income?Median household income divided by the local price level — what the typical paycheck is really worth here.
- $77,060
- Per-capita income
- $38,736
- Full-time pay
- $42,120
Housing
- Median rent
- 207th of 300↑63.6%$1,482/mo
- Home value
- 136th of 300↑72.8%$290,100
- Property tax
- $3,280/yr · 1.1%
- Sales tax
- 8.20%
Jobs & education
- Unemployment
- 15th of 3002.6%
- Bachelor's+
- 257th of 30024.7%
- Avg commute
- 149th of 30024.1 min
People
- Population
- 150,532
- Population change
- +10.5%
- Median age
- 39.3 yrs
- Foreign-born
- 9.1%
- Broadband
- 93.2%
Environment & risk
- Natural-hazard loss
- 37th of 300$8/$10k
Health
- Fair/poor health
- 193rd of 30019.8%
- Uninsured (18–64)
- 14.3%
Sources: U.S. Census Bureau (ACS), U.S. Bureau of Economic Analysis, FEMA, CDC, NOAA — every figure's source is listed on our methodology page. Data built 2026-06-14. ↑↓ mark the change since 2019.
How CityLedger scores it
Transparent weights — see our methodology.
Strengths
- + Job market
- + Hazard safety
Watch-outs
- – Rent
- – Education
Climate
30-year normals (1991–2020) from the nearest station — mckinney muni ap.
What jobs pay in Sherman
Median annual wage by occupation (BLS OEWS 2025) — half of workers in each role earn more, half less.
- IT managers
- $140,900
- Lawyers
- $134,670
- Pharmacists
- $131,430
- Software developers
- $128,630
- Financial managers
- $125,850
- General & operations managers
- $89,940
- Civil engineers
- $87,360
- Registered nurses
- $83,700
- Accountants & auditors
- $75,650
- Police officers
- $74,680
- Secondary school teachers
- $62,530
- Elementary school teachers
- $60,030
- Electricians
- $58,080
- Truck drivers (heavy)
- $55,270
- Plumbers
- $54,320
- Maintenance & repair workers
- $48,620
- Carpenters
- $47,740
- Construction laborers
- $43,500
- Customer service reps
- $37,090
- Janitors
- $31,360
- Retail salespersons
- $30,670
- Cashiers
- $27,640
- Waiters & waitresses
- $26,290
Source: U.S. Bureau of Labor Statistics, OEWS 2025 — annual median wage. Cross-industry, all experience levels.
Where new residents move from
The states sending the most people to the Sherman metro, by estimated movers (U.S. Census 2022 migration flows, 5-year). Moves from elsewhere in Texas are excluded to show where out-of-state arrivals originate.
- Oklahoma509
- New Mexico368
- California244
- Florida183
Source: U.S. Census Bureau, ACS 2022 Migration Flows (5-year).
Cities like Sherman
Closest matches across cost, income, size, education, and age — tap to compare.
Sherman metro — frequently asked
- What is the median rent in the Sherman metro?
- Median gross rent across the Sherman-Denison, TX Metro Area is $1,482 a month (U.S. Census Bureau, ACS 2024). That figure covers the whole metro area, not just the city of Sherman.
- What is the median household income in the Sherman metro?
- A typical household in the Sherman-Denison, TX Metro Area earns $72,260 a year (U.S. Census Bureau, ACS 2024).
- Is Sherman expensive to live in?
- The overall cost of living in the Sherman-Denison, TX Metro Area runs about 6% below the U.S. average (BEA Regional Price Parities, 2024) — prices are lower than average, before accounting for local pay.
- Does a paycheck go far in the Sherman metro?
- After adjusting for local prices, the median household income is worth about $77,060 (versus its face value of $72,260). CityLedger rates the Sherman-Denison, TX Metro Area expensive for what residents earn.
- What is the typical home value in the Sherman metro?
- The median home value across the Sherman-Denison, TX Metro Area is $290,100 (U.S. Census Bureau, ACS 2024).
- What is the unemployment rate in the Sherman metro?
- The unemployment rate in the Sherman-Denison, TX Metro Area is 2.6% (U.S. Census Bureau, ACS 2024).