Rent affordability
How much rent can you afford in Sherman, TX?
You need an income of about $42,440 a year to rent a typical 1-bedroom in Sherman under the 30% rule. That apartment rents for about $810 a month in the Sherman-Denison, TX metro as of August 2026, plus about $251 for utilities, internet, and renters insurance. At Sherman's median household income of $58,859, the rule leaves about $1,220 a month for rent.
- Metro 1-bedroom
- $810 / month
- Income needed
- $42,440 / year
- Housing share
- 22% of gross
- Apartment utilities
- $158 / month
Max rent in Sherman, TX
$1,220/mo
30% of gross income is $1,471 a month. Utilities, internet, and renters insurance take $251, which leaves $1,220 for rent.
A typical 1-bedroom in the Sherman metro rents for about $810, $410 under your max.
- Take-home
- $4,123/moAfter estimated federal tax, state tax, and FICA.
- Move-in cash
- $2,440First month and a one-month deposit, at your max rent.
- Landlord screen
- $1,634/moHighest rent if a landlord wants income of 36× the rent.
Monthly budget
Where take-home pay of $4,123 goes at your max rent of $1,220. Each slice is its share of take-home.
- Rent30%$1,220
- Electric, gas, water4%$158
- Internet2%$76
- Renters insurance<1%$17
- Left over64%$2,652
Housing comes to $1,471 a month, 30% of gross income and 36% of take-home. That leaves $2,652 for food, transportation, savings, and everything else.
Search Sherman, TX
Find 1-bedrooms in Sherman, TX under $1,200
Rounded down from your max rent of $1,220.
What renters in Sherman pay and earn
Of the 18,304 households in Sherman, 47% rent. The median renter household earns $47,413 a year. Median gross rent, which is rent plus utilities across every lease including ones signed years ago, is $1,324 a month. 56% of renters spend 30% or more of income on rent and utilities, and 24% spend half or more.
The Sherman-Denison, TX metro's 1-bedroom asking rent of $810 is 24% below the $1,069 median gross rent for a 1-bedroom in Sherman, which includes utilities.
Source: U.S. Census Bureau, American Community Survey 5-year estimates, 2020–2024, for Sherman city, Texas. See how Sherman compares in the affordability rankings.
Rent in Sherman
Sherman is the main city of the Sherman-Denison, TX metro. Updated August 2026, -10.7% from a year earlier. The 1-bedroom median moved from $907 in August 2025 to $810 in August 2026. The 2-bedroom median moved from $1,166 in August 2025 to $1,042 in August 2026. Studio and 3-bedroom figures are estimates scaled from the published 1- and 2-bedroom medians.
This series is the metro median from Apartment List, not a single building. brightplace also stores each community's asking rent from daily listing scrapes. That history stays on the property page, because a building's price is not the city median. brightplace lists 12 apartment communities with units available in Sherman, about 849 apartments in all. Browse communities in Sherman.
How median rent changed
Each point is the overall median asking rent for one month. The vertical scale runs from the low to the high in this period, not from zero. Percentages on the right are the change since August 2025, marked by the dashed line.
Sherman-Denison, TX median rent: $1,179 in August 2025 to $1,053 in August 2026, down 10.7%. Low $1,053, high $1,179. 1-bedroom $810 in August 2026. 2-bedroom $1,042 in August 2026.
| Month | Overall | 1-bedroom | 2-bedroom |
|---|---|---|---|
| August 2025 | $1,179 | $907 | $1,166 |
| September 2025 | $1,172 | $901 | $1,159 |
| October 2025 | $1,152 | $886 | $1,140 |
| November 2025 | $1,119 | $861 | $1,107 |
| December 2025 | $1,108 | $852 | $1,095 |
| January 2026 | $1,111 | $854 | $1,099 |
| February 2026 | $1,128 | $868 | $1,116 |
| March 2026 | $1,131 | $870 | $1,119 |
| April 2026 | $1,119 | $861 | $1,107 |
| May 2026 | $1,102 | $848 | $1,090 |
| June 2026 | $1,084 | $834 | $1,072 |
| July 2026 | $1,069 | $822 | $1,057 |
| August 2026 | $1,053 | $810 | $1,042 |
True monthly cost
What a typical apartment costs each month at the metro median rent: rent plus an apartment utility estimate, state-average internet, and state-average renters insurance. Studio and 3-bedroom rents are estimates. Utilities and insurance are estimates, not a quote from a building.
| Cost | Studio | 1-bedroom | 2-bedroom | 3-bedroom |
|---|---|---|---|---|
| Rent | $732 | $810 | $1,042 | $1,480 |
| Utilities (estimate) | $143 | $158 | $232 | $329 |
| Internet (estimate) | $76 | $76 | $76 | $76 |
| Renters insurance (estimate) | $17 | $17 | $17 | $17 |
| Total | $968 | $1,061 | $1,367 | $1,902 |
No city utility median is on file, so the estimate uses Texas's statewide utility average.
Take-home pay and max rent
Single filer, standard deduction, estimated Texas income tax and FICA. Max rent is 30% of gross minus about $251 a month for 1-bedroom utilities, internet, and renters insurance. The landlord column is the highest rent when a landlord wants income of 36× the rent.
| Gross income | Take-home / month | Max rent | Landlord screen |
|---|---|---|---|
| $40,000 | $2,860 | $749 | $1,111 |
| $60,000 | $4,199 | $1,249 | $1,666 |
| $80,000 | $5,426 | $1,749 | $2,222 |
| $100,000 | $6,598 | $2,249 | $2,777 |
Rent versus buying in the metro
A monthly ownership cost is not published for Sherman-Denison, TX. The metro's price-to-income ratio is 3.71. The ratio was down 7.7% from a year earlier. Over five years it was up 10.4%. This is a metro-level comparison from Harvard's Joint Center for Housing Studies, not a payment on a specific house.
Household income in Sherman
The calculator starts from Sherman's median household income of $58,859 (±$6,891), the Census Bureau's 2020–2024 estimate for Sherman city, Texas. The 5-year series is the one the Census publishes for every city. The 1-year figures below are newer but cover only larger areas. The U.S. Census Bureau's 2024 American Community Survey 1-year estimates put median household income at $79,721 in Texas (up 2.2% from 2023).
Household utility bills in Texas
These are typical monthly bills for all household types in Texas, not an apartment quote. The rent calculator uses a smaller apartment estimate for electricity, gas, water, sewer, and trash, plus the internet row. The all-household core of those housing bills is $459 a month.
| Bill | Monthly |
|---|---|
| Electricity | $173 |
| Natural gas | $71 |
| Water | $68 |
| Sewer | $84 |
| Trash | $63 |
| Internet | $76 |
Nearby and similar cities
In brightplace's rent affordability rankings, the Sherman metro is 25 of 218: a typical 1-bedroom with utilities takes 27% of the median renter household's income in Sherman.
Questions about renting in Sherman
How much rent can I afford in Sherman, TX?
Keep rent, utilities, internet, and renters insurance within 30% of gross income. At Sherman's median household income of $58,859, that leaves about $1,220 a month for rent. A typical 1-bedroom in the Sherman-Denison, TX metro rents for about $810 as of August 2026, and the other costs add about $251, so it calls for about $42,440 a year.
What salary do you need to live in Sherman?
To keep a typical 1-bedroom within 30% of gross income in Sherman, you need about $42,440 a year: $810 in rent plus about $251 for utilities, internet, and renters insurance. A 2-bedroom at the metro median of $1,042 needs about $54,680. The median renter household in Sherman earns $47,413 a year, per Census estimates for 2020–2024.
How much rent can I afford on $60,000 a year in Sherman?
On $60,000 a year, the 30% rule allows $1,500 a month for housing. After about $251 for utilities, internet, and renters insurance, that leaves about $1,249 for rent, $439 more than the $810 typical 1-bedroom in the Sherman-Denison, TX metro. A single filer in Texas takes home about $4,199 a month after estimated federal income tax and FICA. This is an estimate, not tax advice.
What income do landlords require in Sherman?
Many landlords in Texas screen for gross annual income of about 36 times the monthly rent, the same as three times the rent each month. For a $810 1-bedroom, that is about $29,160 a year. Requirements vary by building, so check the listing before paying an application fee.
What is the average rent in Sherman?
In the Sherman-Denison, TX metro, which includes Sherman, TX, estimated median rent as of August 2026 is $1,053 overall, $810 for a 1-bedroom, $1,042 for a 2-bedroom. Overall rent is -10.7% from a year earlier. The Census Bureau's 2020–2024 median gross rent in Sherman, which counts utilities and leases signed years ago, is $1,324 a month.
How much are utilities for an apartment in Sherman?
A 1-bedroom apartment in Sherman, TX is estimated at about $158 a month for electricity, gas, and water, before internet. The city has no household utility median on file, so the estimate uses the state average instead. Actual bills depend on the building, what the lease includes, and how much you use.
Methodology and sources
Updated . Max rent is 30% of gross monthly income minus estimated utilities, internet, renters insurance, and any fees you enter. If you enter other bills, max rent also keeps housing plus those bills within 36% of gross income, a debt-to-income ratio lenders generally consider good. Federal tax uses 2026 brackets and the standard deduction. State tax uses 2025 single-filer brackets on gross income; married thresholds are doubled. FICA includes Social Security up to the 2026 wage base and Additional Medicare Tax. None of this is tax, legal, or housing advice. Read the financial disclosure.
- Apartment List Rent Estimates, August 2026 release
- IRS tax year 2026 brackets and standard deduction, including One Big Beautiful Bill adjustments
- Tax Foundation, 2025 State Individual Income Tax Rates and Brackets
- Insurance Information Institute and NAIC, 2025 homeowners and renters insurance data
- Compiled from public utility cost surveys and bill-pay data, 2025
- brightplace apartment utility reference (national baselines by unit size)
- HUD cost-burden thresholds and common landlord income screens
- U.S. Census Bureau, 2024 American Community Survey 1-year estimates (ACSBR-025)
- Harvard Joint Center for Housing Studies, State of the Nation's Housing 2026
- U.S. Census Bureau, American Community Survey 5-year estimates, 2020–2024 (tables B19013, B25003, B25031, B25064, B25070, and B25119)