Sherman, TX vs Princeton, TX: 2026 Real Estate and Commute Comparison

If you're shopping north of the Dallas-Fort Worth metroplex and weighing the pros and cons of living in Sherman, Princeton probably also ended up on your list. They're not the same animal, though. Sherman sits up in Grayson County - further north, more self-contained, with a legitimate downtown. Princeton is in Collin County, closer in, and it reads like what it is: an exurb growing fast along the east-west highway corridors.

The decision between the two really comes down to three things - what you're paying for the house, what you're paying in taxes every month, and how much of your life you're willing to spend on the highway.

Comparing Home Prices and Market Dynamics

As of mid-2026, Sherman's median home price runs about $40,000 below Princeton's. Both markets are below broader Dallas-Fort Worth averages, but Princeton carries the higher baseline. That gap matters, and we'll get into it - but price is only part of what you're comparing.

The other part is market pace. How fast homes move, and how many are sitting, tells you how much leverage you actually have when you write an offer.

Sherman's Active Listings and Pricing

Sherman's median sale price is sitting around $280,000 for summer 2026, with roughly 384 active listings on the market. That works out to about 5.6 months of supply - textbook balanced market territory.

Homes are averaging 78 days on market before closing, and sellers are landing around 97% of their asking price. You're not going to find a fire sale here, but you're also not competing in a frenzy. There's room to be deliberate.

Princeton's Pricing Trends

Princeton's median sale price has been tracking around $320,000, based on late 2025 data, and that gap has carried into the current year. The premium reflects where Princeton sits - closer to central Collin County, with the commute times to match.

A $40,000 difference in median price isn't abstract. It changes your down payment, it changes your monthly payment, and it changes how much house you can afford if you're working with a fixed budget. Buyers who want the most square footage per dollar tend to look harder at Sherman once they run those numbers.

Property Taxes and Monthly Costs

Texas funds its public services through property taxes - no state income tax means local jurisdictions do the heavy lifting. That matters here because a lower purchase price doesn't automatically mean a lower monthly cost. Tax rates can close that gap faster than you'd expect.

Even half a percentage point of difference adds real money to your annual bill and, by extension, to your mortgage escrow. It's worth running the actual math on any property you're seriously considering.

Grayson County and Sherman Tax Rates

Sherman falls in Grayson County, where the countywide average tax rate runs roughly 1.44%. Inside Sherman city limits specifically, that average climbs to 1.66%. When you factor in local assessments and available exemptions, the median effective rate for Sherman homeowners lands at about 2.05%.

Put that against the median price: a $280,000 home at a 2.05% effective rate generates an annual tax bill of roughly $5,740. Run that number before you fall in love with a listing.

Collin County and Princeton Tax Rates

Princeton's numbers look different. Collin County's average property tax rate is 1.39%, and Princeton's specific average comes in lower at 1.24%. The median effective rate, after standard exemptions, works out to approximately 1.53%.

On a $320,000 home, that 1.53% rate produces an annual bill of roughly $4,896. So Princeton costs more to buy and less to carry annually - which is exactly the kind of thing that looks obvious in hindsight but gets missed when buyers only compare listing prices.

Commuting to Dallas and DFW Infrastructure

Sherman and Princeton use different primary corridors to move people south and west into the metroplex, and those corridors behave differently depending on the time of day. Where you're going matters as much as where you're starting.

Do yourself a favor and drive your actual route during actual rush hour before you commit. Mileage is almost irrelevant once congestion enters the equation.

US Highway 75 and the Sherman Commute

US Highway 75 is Sherman's main connection to Dallas. The distance is approximately 64 miles, and under clear conditions, that's a drive of about 1 hour and 1 minute. Peak hours stretch that out.

If your job is in central Dallas, you're looking at a serious daily commitment. If you're heading to a closer northern suburb, the trip down US-75 is more manageable - but you still need to know your specific destination before you decide how livable that commute really is.

US Highway 380 and Princeton Access

Princeton connects to the broader region via US Highway 380, an east-west route that feeds into corridors heading south toward Dallas. Because Princeton is geographically closer to the Dallas core, baseline commute times are shorter than Sherman's.

US-380 does carry real traffic - Collin County's residential growth has seen to that - so don't assume proximity translates to an easy drive without checking it yourself.

Frequently Asked Questions

How do median home prices in Sherman, TX compare to buying in Princeton?

Sherman is the more affordable option. Recent market data puts the median sale price in Sherman around $280,000. Princeton's median has historically tracked around $320,000, and that gap has held into the current year.

Is the commute to major DFW employers longer from Sherman, TX than from Princeton?

Yes. Sherman is 64 miles from Dallas, which means roughly an hour on US Highway 75 without traffic - and more during peak hours. Princeton's location in Collin County puts it physically closer to major Dallas-area employment centers.

Are property taxes generally higher in Princeton or Grayson County's Sherman, TX?

Sherman carries the higher rates. The average property tax rate in Sherman is 1.66%, with a median effective rate of about 2.05%. Princeton's average rate is 1.24%, with a median effective rate of roughly 1.53%.

What is the biggest downside to choosing a home in Sherman, TX over Princeton?

The commute. At 64 miles from Dallas, the daily drive down US Highway 75 runs over an hour each way under normal conditions. Whether the lower home prices justify that extra time on the road is a question only you can answer - but it's the right question to ask before you decide.