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Place dossier plate
SheetTX-SHERMAN-TX · Sherman, TX 45,036 pop · income 37th pct · 30 tracts
Instrument codes from this place’s ACS population and household income, BEA state COL, FBI safety, national income percentile, photo-finish peer city, home-value band, and matched Census-tract book - not a moving recommendation.
Income neighbourhood around Sherman
Lowest/highest poles plus peers nearest Sherman on median household income. Full ladder: /browse and /rankings.
median HH income
Huntsville · lowest
45,401
Huntsville · lowest
45,401 median HH income
26.3% of the leader · rank #1
Sherman · this city
60,935
Sherman · this city
60,935 median HH income
35.3% of the leader · rank #2
Girard · near
60,938
Girard · near
60,938 median HH income
35.3% of the leader · rank #3
Spirit Lake · near
60,938
Spirit Lake · near
60,938 median HH income
35.3% of the leader · rank #4
Wanatah · near
60,938
Wanatah · near
60,938 median HH income
35.3% of the leader · rank #5
Herndon · near
60,938
Herndon · near
60,938 median HH income
35.3% of the leader · rank #6
Keller · highest
172,654
Keller · highest
172,654 median HH income
100.0% of the leader · rank #7
What this shows Neighbourhood peers only - not a full nationwide city board. Open a near peer when the gap is small; open the poles when the spread is wide.
Compare beyond this state
Nationwide peers by population, income, and FBI crime rate
Out-of-state nearest neighbors for Sherman on ACS population and median household income
, plus FBI UCR reporting rate when the extract covers this place. Link sets are deduped so each column is a distinct comparison path, not a forecast that peers share a labor market or climate.
Similar population
Nearest out-of-state cities by ACS population. This city: 45,036.
Agency-reported UCR totals per 100,000 population, not a neighborhood safety grade or a prediction of personal risk.
Sherman - the verdict
Nationally, Sherman sits in the 37th percentile for household income and the 27th percentile for safety among US cities with a population of 1,000 or more. Source: Census ACS + FBI UCR.
37th
percentile, household income
48th
percentile, home value
40th
percentile, median rent
27th
percentile, safety
📝 How we sourced this
Population, income, and housing-cost figures come from the U.S. Census Bureau American Community Survey 5-year estimates (B-series tables). Crime data uses FBI UCR; climate uses NOAA Climate Normals; school counts come from NCES Common Core of Data; permits use the Census Building Permits Survey (BPS). See our methodology page for the full ETL pipeline and OMB / FIPS join keys.
Data Snapshot: Sherman, TX
Texas's Sherman is a small city, with 45,036 residents per the latest Census Bureau ACS figures. The typical household in Sherman brings in $60,935 a year, below the median for U.S. cities on this measure, with a poverty rate of 9.9%. Home values in Sherman run a median of $219,300, and the median resident age is 35.5 years. Educational attainment runs 23.1% of adults with a bachelor's degree or higher. Separately, 62.6% of working-age residents are in the labor force.
In 2024, 1,272 residential building permits were authorized in Sherman (Building Boom), up 127% from five years earlier, per Census BPS data. Crime here tracks close to the national norm: per-100,000 total crime stands at 2266.4 in FBI UCR data, near the national average (a voluntary reporting program, read this as reporting activity, not a definitive danger score). NOAA climate normals record an annual average temperature of 63.6°F with 44.3 inches of precipitation per year.
Texas tracks close to the national cost-of-living baseline: BEA Regional Price Parities 2024 puts Texas at 97.1 on a 100-equals-national-average scale (Near Average). Statewide, HUD pegs Fair Market Rent for a two-bedroom unit at $1,149 monthly. EIA 2023 residential energy data puts Texas's average monthly utility costs around $223 (state average). The average commute for Sherman workers runs 21.7 minutes, with 78.9% driving alone and 9.9% working from home. FEMA's National Risk Index rates natural-hazard exposure at 49.0 out of 100 (Low).
A decision-led reading path
Useful questions to ask of Sherman's data
How this reading path is ordered
This is not a composite city score. It is a city-specific route through the available public records, ordered for this profile so the page starts with questions the joined data can actually answer. The route here runs from population change to schools and households to reported crime to within-city variation to housing and income to work and mobility to climate and hazard context to comparison shortlist; another city can have a different sequence or fewer supported layers because the source joins are not uniform.
For Sherman, city-specific coverage includes FBI reported-crime rates, within-city Census tract profiles, commute-mode shares, local building permits, annual population history, matched public-school count.
All six city-specific enrichment layers used by this profile are present.
Question 1
Is Sherman growing, shrinking, or holding steady?
Census PEP estimates show the population grew by +8,433 residents from 2020 to 2025, a +19.2% change. Separately, Census BPS recorded 1,272 housing units authorized in 2024. PEP and ACS are different Census series, so the trend is kept separate from the headline ACS population.
Recent estimates point upward. Growth can increase housing demand and service needs, but the permit record must move in the same direction before calling it a supply response; the two series measure different things.
The city has a broader matched school footprint, but count alone does not describe performance, capacity, program availability, or attendance boundaries. This profile deliberately avoids converting it into an unsupported family-friendliness score.
The NCES join finds 11 public schools within the city match. 23.1% of adults age 25+ hold a bachelor's degree or higher in the ACS estimate. These measures answer different questions: the school count describes local institutions, while adult attainment describes residents and cannot be used as a school-quality rating.
PlainCities matches 30 Census tracts to this city.
That layer breaks the citywide income, rent, and home-value medians into smaller Census geographies, which can reveal differences that one municipal median necessarily hides. A tract is a statistical area, not a locally defined neighborhood or a promise about conditions on a particular block. Start with the city profile for the broad comparison, then use the tract layer to test whether the same housing and income pattern is consistent across the city. Large within-city spreads are a reason to avoid treating any citywide median as a universal resident experience.
Which cities make useful reference points for Sherman?
Use the in-state set to hold state policy and broad price conditions more nearly constant. Use the nationwide size set to ask whether cities with a similar resident count produce different housing, income, or commute outcomes. The income set is a third lens, deliberately separate from population matching. The nationwide peer panel below adds a fourth FBI UCR reporting-rate lens, not personal risk.
Within Texas, the closest population matches are The Colony (44,916 residents, $111,090 income); Keller (45,598 residents, $172,654 income); Haltom City (45,681 residents, $56,156 income). Outside the state, the closest population matches in this dataset are Lake Ridge, VA (45,007 residents); Shakopee, MN (45,002 residents); Palm Springs, CA (44,998 residents). A third, income-matched reference set of 6 out-of-state cities sits in the income neighbourhood chart near the Place Dossier plate. These are mechanical peer sets, not claims that the places share a labor market, climate, culture, or metro context.
These joined records add useful context, but they do not need another full-size panel. Each remains a separate measure with its own geography and source boundary.
Reported crime
What can the FBI record say about safety in Sherman?
The joined FBI UCR record reports 2266.4 violent and property crimes per 100,000 residents, near the 2280.5 national reference used here. The difference is 1% lower in arithmetic terms, but agency participation is voluntary and reporting completeness varies.
Treat this as a reporting-rate comparison, not a prediction of personal risk or a neighborhood-level safety grade. Tourism, daytime population, reporting practices, and variation inside the city are not adjusted away. The state rank and same-state peer table are the narrower comparisons available on this page.
Total reported rate
2266.4
Violent rate
353.1
Property rate
1913.3
FBI Uniform Crime Reporting, incidents per 100,000. Voluntary agency reporting; not a danger score.
How far does income reach against housing in Sherman?
This is a citywide price-to-income reference, not a mortgage-affordability test; it does not include interest rates, taxes, insurance, household size, or an individual buyer's down payment. Income and home value move within the same broad scale here. The useful next check is not a generic affordability label, but whether similar-size cities offer a materially different income, housing, or commute trade-off.
The home-value-to-income reference sits in a middle range: the ACS median home value is 3.6 times median household income. The ACS poverty estimate is 9.9%, which keeps the citywide median from describing every household.
Value / income
3.6×
Home value
$219,300
Household income
$60,935
City-level Census ACS 2023 medians. The ratio divides two separate medians and is descriptive only.
What does the journey to work look like in Sherman?
Driving alone is the largest reported mode at 78.9%. The reported mean trip to work is 21.7 minutes.
Mode share answers how workers usually travel; it does not measure congestion, reliability, distance to a particular job, or the quality of transit service. No single mode completely explains the work trip here. The mix is more useful than a one-number commute grade, especially when comparing places where transit, walking, and remote work divide the non-driving share differently.
Drive alone
78.9%
Work from home
9.9%
Public transit
0.3%
City-level Census ACS commuting estimates covering 21,519 workers age 16+.
The two sources should not be blended into one comfort or safety score. Use the climate values for baseline conditions and the risk index as a prompt to inspect specific hazards, insurance, and local emergency guidance for a particular address.
NOAA normals put the annual mean temperature at 63.6°F, with 44.3 inches of precipitation. FEMA's state-averaged National Risk Index score for Texas is 49.0 out of 100. Climate normals describe long-run weather; the FEMA score on PlainCities is a state average of county NRI inputs and combines hazards, exposure, vulnerability, and resilience.
FEMA risk index (state avg)
49.0
Annual precipitation
44.3 in
Mean temperature
63.6°F
NOAA Climate Normals and FEMA National Risk Index (state-averaged on PlainCities). Hazard context is not address-level.
Below median income · poverty 9.9% (Above-median poverty)
Cost of Living Index (state)
97.1 (US=100)
Near national cost · BEA RPP 2024, Texas average
F
City profile score · Sherman, TX
39/100
5 published dimensions · ACS/FBI 2023
Comparative score against U.S. cities with population of 1,000 or more on Census ACS medians
(income, poverty, bachelor's share, cost of living) and FBI UCR violent-crime rates when
published. Higher means a stronger standing on those published figures, not a livability
rating, not a recommendation to move, buy, or pick a "best" city. Missing inputs drop out
and redistribute weight.
How it is calculated.
Cost of living C-
97.1 index
BEA state Regional Price Parities index (100 ≈ national average); lower is stronger on this axis. Same value for every city in the state.
Bachelor's+ share D
23.1%
Adults with a bachelor's degree or higher; ACS.
Poverty rate D
9.9%
Share of residents below the poverty line; lower scores better on this axis.
Household income F
$60,935
Median household income vs U.S. cities (pop ≥1,000); ACS.
Violent crime F
353 /100k
FBI UCR violent offenses per 100,000 residents; lower is stronger on this axis.
Sherman profile (scored ACS/FBI dimensions)Read the chart values
Cost of living: 53/100 (C-) · 97.1 index
Bachelor's+ share: 43/100 (D) · 23.1%
Poverty rate: 40/100 (D) · 9.9%
Household income: 36/100 (F) · $60,935
Violent crime: 25/100 (F) · 353 /100k
Where Sherman sits on home value vs crime among peer cities
Sherman's median home value and FBI crime rate plotted with similar-size and
same-state peers (padded with large cities when the peer set is thin). The second
read: pricey does not always mean safer, check which quadrant this city lands in.
Census ACS median home value vs FBI UCR crime rate - Sherman highlighted among 9 peers.Read the chart values
Sherman, TX (this city): home $219,300, crime 2,266/100k
Shakopee, MN : home $361,400, crime 1,275/100k
Palm Springs, CA : home $567,300, crime 3,817/100k
Littleton, CO : home $596,700, crime 2,732/100k
The Colony, TX : home $355,100, crime 1,569/100k
Keller, TX : home $557,700, crime 733/100k
Haltom City, TX : home $194,600, crime 2,075/100k
Waxahachie, TX : home $307,900, crime 1,794/100k
Huntsville, TX : home $225,800, crime 2,045/100k
How does Sherman compare to other US cities?
Where Sherman sits among all US cities (population 1,000+) on each measure, computed live from Census and FBI data.
Household income37% higher than other cities
Home value48% pricier than other cities
Median rent40% pricier than other cities
Safety27% safer than other cities
"Safer than" reflects total crime rate from FBI UCR; the others use Census ACS estimates.
Zoom in to just Texas and the picture shifts: Sherman ranks #491 of 624 Texas cities by lowest crime rate, a different read than the national percentile above.
How we calculate these percentiles & ranks
Each percentile compares Sherman against every qualifying US city; each in-state rank narrows that to Texas only. Full formula and direction notes: methodology.
Texas-relative analysis
Median Gross Rent places Sherman near the bottom of Texas's cities
Among the 1,663 Texas cities PlainCities tracks with reported median gross rent data, Sherman ranks #1 - the 0th percentile within the state. This is a different, narrower cut than the nationwide percentiles above: it compares Sherman only against its own state's cities, not the full US field.
Median Household Income
#825 of 1,520
46th percentile in Texas
Median Gross Rent
#1 of 1,663
0th percentile in Texas
Median Home Value
#489 of 1,505
67th percentile in Texas
Poverty Rate
#756 of 1,663
54th percentile in Texas
Bachelor's Degree or Higher
#561 of 1,663
66th percentile in Texas
How in-state ranks are ordered
Ranked by raw value (highest first); a higher rank is not automatically "better" for every measure, see each metric's own context above. This is a comparison within Texas only, not a livability score. See the methodology for the source and calculation.
Gauge source note
37th percentile nationally for median household income · 27th percentile for safety (lower crime rate). Source: Census ACS 2023 / FBI UCR 2023.
Sherman's profile vs. every US city
Income, affordability, and safety percentile
Sherman's percentile rank on 3 favorable-direction measures (income, affordability, safety) vs. every tracked US city -- higher on every axis is more favorable. Not a composite quality score, just the arithmetic mean of the axes shown.
How Sherman's home value compares nationally
Median home value vs. every US city (population 1,000+)
$219,300Among the most affordablemore affordable than 52% of 15,600 US cities
Show national distribution
Each bar is a $25K-wide band; taller bars hold more US cities. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.
Source U.S. Census Bureau ACS 5-Year Estimates · 2023
Sherman's home-value-to-income ratio: 3.6×
ACS median home value divided by median household income.
Band
moderate
3.0–5.0×
National rank
#9,359 of 15,516
More affordable than 40% of tracked cities (pop. 1,000+)
Size class
#1,584 of 3,317
Small cities (10,000–49,999)
At 3.6×, Sherman sits in the moderate band:
national rank #9,359 of 15,516 and #1,584 of 3,317small cities (10,000–49,999).
Income and home value move in the same broad scale; check same-state peers before treating the multiple as an advantage or a warning.
How this ratio is calculated
Ratio = Census ACS 2023 median home value ÷ median household income for cities with both fields and population ≥ 1,000.
Rank 1 = lowest ratio (most compact). Bands match the fleet affordability thresholds used on guides (<3.0 / 3.0–5.0 / >5.0).
This is not a mortgage payment estimate and does not include rates, taxes, insurance, or down payment.
Income distribution context
$60,935Sherman, TX median household income (Census ACS)
Show U.S. national quintile / Lorenz context Sherman, TX median household income (Census ACS 5-year) with U.S. national quintile shares for context. Diagonal = equality; the curve is national, not computed for Sherman, TX.
Key socioeconomic indicators
Bachelor's degree or higher (adults 25+)23.1%
Census ACS S1501, educational attainment
Poverty rate (households below FPL)9.9%
Census ACS S1701, poverty status
Labor force participation (adults 16+)62.6%
Census ACS S2301, share of working-age residents in the labor force
Population
45,036
Median Income
$60,935
Median Home Value
$219,300
Median Age
35.5
Poverty Rate
9.9%
Labor force participation
62.6%
Bachelor's Degree+
23.1%
Safety & Crime
Total Crime Rate
2266.4
per 100,000 residents
Violent Crime
353.1
per 100,000 residents
Property Crime
1913.3
per 100,000 residents
Crime reporting caveat
Reflects incidents reported to the FBI's Uniform Crime Reporting program — agency participation is voluntary and reporting completeness varies by jurisdiction and year, so this reflects reporting activity, not a definitive danger score. Not adjusted for tourism, commuter, or daytime population.
Climate
Avg Temperature
63.6°F
Annual Precipitation
44.3"
Annual Snowfall
N/A
Schools
Total Schools
11
Public schools in this city
Population Change
PEP vintage
Annual U.S. Census Bureau Population Estimates Program (PEP) estimates, 2020–2025
Sherman's Census PEP population estimates, 2020–2025.Read the chart as text
Period
Population
2020
43,984 residents
2021
45,077 residents
2022
45,312 residents
2023
47,472 residents
2024
50,349 residents
2025
52,417 residents
Housing Supply
BPS source
Census Bureau Building Permits Survey (BPS) - annual residential permits authorized
📈 Building Boom
Total Permits (2024)
1,272
housing units authorized
Single-Family
648
detached homes
Multifamily
624
apartments & condos
Supply Intensity
28.2
permits per 1,000 residents
5-Year Permit Trend (2019–2024)
Year
Total
Single-Family
Multifamily
Est. Value
2019
560
225
335
$91.0M
2020
395
294
101
$80.8M
2021
0
0
0
-
2022
1,425
815
610
$271.7M
2023
1,550
291
1,259
$249.1M
2024
1,272
648
624
$275.3M
Permit volume increased 127% from 2019 to 2024.
Commute Patterns
Commute source
How workers travel to work, Census ACS 2023
Average Commute Time
21.7 minutes
Drive Alone
78.9%
Carpool
7.4%
Public Transit
0.3%
Walk
1.7%
Work from Home
9.9%
Other
1.8%
Based on 21,519 workers 16 and over.
Monthly Utility Costs
Texas statewide monthly utility average (EIA 2023): $223
EIA 2023 residential energy data puts average monthly utilities across Texas at $223 (electricity about $130 , water and sewer about $48 ).
These are Texas statewide averages, not a meter reading for Sherman. Actual bills vary by home size, usage, and local rates. Source: U.S. Energy Information Administration (EIA) 2023.
Living Costs & Risk
Texas's BEA cost-of-living index is 97.1 (Near Average; US average = 100, RPP 2024). HUD Fair Market Rent for a typical two-bedroom in the county around Sherman is $1,149/mo. FEMA's National Risk Index, averaged to Texas statewide on PlainCities, rates natural-hazard exposure at 49.0 / 100 (Low).
Cost/risk geography note
Cost of living is a Texas statewide BEA average; rent is a county-level HUD Fair Market Rent for the county Sherman sits in; the FEMA hazard score shown here is a statewide average of county NRI inputs, not a parcel-level reading.
How Sherman compares to similar-size Texas cities
Same-state peer method
Closest same-state population matches, not geographic neighbors. Population + median household income come from Census Bureau ACS 5-year B01001 and B19013.
Source: U.S. Census Bureau ACS 5-Year 2023, FBI UCR, NOAA Climate Normals, NCES CCD, Census BPS 2024, Census ACS B08301/B08136, U.S. Energy Information Administration (EIA) 2023, BEA Regional Price Parities 2024, HUD Fair Market Rents 2026, FEMA National Risk Index.