Sherman, TX
We buy houses in Sherman — cash offers in the TI corridor.
Texas Instruments' SM1 fab went live in Sherman on December 17, 2025, the first piece of a $40 billion four-fab build-out concentrated here. GlobalWafers is adding $5 billion. Coherent (Finisar) is expanding multi-billion more. Sherman's population is up 21.4% since 2020 — four to five times the statewide rate. Pre-TI owners are sitting on the highest equity in their lifetimes, but the MLS isn't the fast lane anymore: days on market stretched from 77 to 99 while inventory more than doubled. Cash is.
Who we buy from in Sherman
The seven situations driving most Sherman cash sales
Sherman is not a generic North Texas market. It is the county seat of Grayson County, ~70 miles north of Dallas, home to Austin College (the oldest in Texas, chartered 1849), Hagerman National Wildlife Refuge on the Big Mineral Arm of Lake Texoma, and — most importantly for the next decade of housing dynamics — the largest concentrated semiconductor build-out in the United States. TI's four 300mm wafer fabs (SM1 live since December 2025; SM2 shell complete with cleanroom install in 2026; SM3 and SM4 planned) will create roughly 3,000 new TI jobs in Sherman alone. GlobalWafers adds 1,500 more. The Sherman population grew 21.4% from 2020 to 2024 — four to five times the statewide rate — and that growth is rewriting the comp set in real time. But the houses being sold are mostly the pre-TI generation's, and those owners need a real timeline.
Pre-TI homeowner cashouts
Sherman’s median home value rose from roughly $67,500 in 2000 to around $284,000 in 2024 — a four-times increase. Owners who bought in the 80s, 90s, or early 2000s are sitting on lifetime-high equity, but their houses are 30+ years old. Diamond pays cash, takes the property as-is, and the owner walks away with the equity instead of dumping $40K into a pre-sale rehab.
TI-corridor land-assembly buyouts
$40B of TI capex is landing on a concentrated north-Sherman footprint. Adjacent residential and small-acreage parcels are being absorbed by developers, supply contractors, and worker-housing operators. Sellers with full title and clean status close fast in cash. We work that corridor directly.
Inherited Grayson County property with Oklahoma heirs
Grayson County’s northern boundary IS the Red River — the Oklahoma state line. A meaningful share of probate cases here have heirs in Bryan County, OK (Durant), elsewhere in Oklahoma, or further out, who cannot economically maintain a Sherman house from where they live. Combined with 16.2% of Sherman residents being 65+, the inherited-property pipeline is structurally elevated.
Lake Texoma waterfront and cabin heirs
Lake Texoma is 89,000 surface acres with 550 miles of shoreline — formed by Denison Dam in 1944. Grayson County contains tens of thousands of part-time, cabin, and second-home parcels. As original owners pass, lake cabins with dock, permit, and Army Corps of Engineers complications become hard to sell conventionally. We close.
Property-tax catch-up
Grayson County’s median effective property-tax rate is 1.71% — substantially above the U.S. median 1.02%. Combined city, county, school-district, and special-district levies can push parcel-stack effective rates to 2.0–2.8%. Sherman, as the county seat, is the tax-delinquency hub. We pay arrears at closing.
Storm-damaged roofs and insurance gaps
Sherman is the historical epicenter of one of Texas's deadliest tornado events (the May 15, 1896 F5) and continues to absorb annual hail and supercell activity. April 26, 2026 dropped softball-sized hail across Grayson before tracking southeast. Roofs with denied or partial claims are exactly what we underwrite to.
75090 (east) vs. 75092 (west) divide
Sherman’s ZIPs split sharply: 75092 (west) median Zillow value $297,895 vs. 75090 (east, older core) at $207,387. The 75090 distressed-and-inherited pipeline is real and persistent. We buy across both, but east-side is where the cash channel does the most work.
Sherman housing market
What your Sherman home is actually worth in the TI corridor
Public sources disagree because they measure different things. Here is the current public read — dated so you can verify before deciding.
- Median home value (2024)
- $284,377
- ZHVI typical home value (May 2026)
- $260,291
- 75090 vs. 75092 ZHVI
- $207K / $298K
- Median DOM (Nov 2025)
- 99 days
- Inventory YoY (75090)
- +127%
- Population growth since 2020
- +21.4%
City-Data assessed-value basis.
Zillow, +3.1% YoY.
East (older core) vs. west (newer).
Up from 77 a year earlier (Redfin).
Sales volume –35% in the same window.
4–5x the statewide rate.
The semiconductor wave is the dominant Sherman story. Texas Instruments' SM1 fab began production on December 17, 2025, the first of four 300mm wafer fabs in a $40B Sherman site investment — part of TI's broader $60B+ U.S. manufacturing program backed by $1.6B in direct CHIPS Act funding. SM2's exterior shell is complete; cleanroom and tool installation are scheduled for 2026. GlobalWafers (Taiwan-based) is building a $5B 300mm silicon-wafer factory in Sherman that supplies TI directly. Coherent (formerly II-VI / Finisar), the Apple-supplier VCSEL laser plant that opened here in 2018, is pursuing a multi-billion expansion. The combined effect: roughly 5,000+ new direct jobs landing on the same north-Sherman footprint over the next 36 months, on top of master-planned communities like Bel Air Village (1,000 homes + a multi-acre lagoon) and Heritage Ranch (750 homes at FM 1417 and US 82). The MLS reading — 99-day DOM, +127% inventory, –35% sales volume — is the textbook profile of a market where seller motivation is rising faster than buyer absorption. That's where cash earns its premium.
If you are facing foreclosure
How Texas non-judicial foreclosure works in Grayson County
Texas is the fastest foreclosure state in the country. If you have received a Notice of Default or Notice of Sale on a Sherman property, the law gives you a specific, short window to act.
- 41d
Total minimum timeline
Texas non-judicial foreclosure can complete in as few as 41 days from the first Notice of Default — a 20-day right-to-reinstate plus a 21-day Notice of Sale.
- 1st
First Tuesday of the month
Foreclosure sales in Grayson County are held the first Tuesday of every month, between 10:00 a.m. and 4:00 p.m., at the Grayson County Courthouse at 100 W. Houston Street, Sherman. The clerk’s role is administrative — file-marking and maintaining postings. Individual trustees conduct the auction.
- 3x
Posted three places
Texas law requires the Notice of Sale to be posted on the courthouse door, filed with the Grayson County Clerk (100 W. Houston, Suite 17), and published online. If your property has been posted, that record is public.
A cash buyer can close before a posted sale date if the contract is signed with enough runway for the title work. If your auction date is less than 14 days out, call before you fill out a form — the timeline matters more than the offer details. You can also reach our team about pre-foreclosure options through our broader situations page.
Inherited a Sherman or Texoma home?
How Grayson County probate works — and the three Texas shortcuts
Probate in Texas is filed with the Grayson County Clerk’s office at 100 W. Houston Street, Suite 17, Sherman, TX 75090. Depending on the size of the estate and whether there is a valid will, you may qualify for a faster path than full dependent administration.
Independent Administration
Texas’s default when there is a valid will. Court-supervised but with minimal ongoing court intervention — executors can sell real estate without additional court orders in most cases. The most common path we close on.
Muniment of Title
A Texas-specific shortcut when the only transfer needed is real property and the estate has no significant debt beyond the homestead. Faster, cheaper, no full administration.
Small Estate Affidavit
For estates under $75,000 in personal property plus the homestead transfer when there is no will. The fastest path when it fits — Diamond can close as soon as the affidavit is approved by the court.
We are not your attorney, and this is not legal advice. Texas probate has real teeth and the right path depends on the will, the heirs, and the estate's debts. If you do not have counsel, we can refer you to a Grayson County probate attorney who works with out-of-state heirs — including the meaningful share of Sherman estates with heirs across the Red River in Oklahoma.
Where we buy
The neighborhoods and ZIPs we cover
Sherman proper covers ZIPs 75090 (east / older core), 75091 (PO Box), and 75092 (west / newer construction). Inside the city we buy in every named subdivision and corridor; outside, we drive to the surrounding Grayson County communities where most operators will not.
Subdivisions and corridors inside Sherman
- Bel Air Village — 300+ acres east of US 75; centerpiece multi-acre lagoon; 1,000 homes at build-out; D.R. Horton / Highland / HistoryMaker.
- Heritage Ranch — 750-home master-planned community at FM 1417 / US 82; first Sherman master-planned with on-site elementary.
- Sherman Historic Preservation District — pre-WWII residential / commercial core downtown.
- FM 1417 / N. Heritage Parkway corridor — newly four-laned western growth spine following the new Sherman High School.
- TI corridor (north Sherman) — residential parcels adjacent to the SM1/SM2 fab footprint; 62-home + multifamily plan announced.
- 75090 (east / older core) — pre-1980 housing tilt; the distressed / inherited pipeline ZIP.
- 75092 (west) — newer construction tilt; higher ZHVI; near Austin College.
- Planned Development Districts — Sherman’s PDD zoning system covers multiple named planned areas.
Surrounding Grayson County communities
We also buy in these surrounding cities, towns, and unincorporated communities:
Denison · Pottsboro · Whitesboro · Howe · Van Alstyne · Bells · Whitewright · Tom Bean · Gunter · Tioga · Collinsville · Sadler · Southmayd · Trenton · Dorchester · Knollwood · Preston · Sherwood Shores · Lake Texoma shoreline communities.
Grayson County is bordered by Bryan County, Oklahoma to the north across the Red River, Fannin to the east, Collin to the south, and Cooke to the west. We work in all of them, including the Lake Texoma waterfront on the Big Mineral and Little Mineral arms.
Any condition
The conditions other buyers will not touch
Sherman’s pre-1980 east-side housing stock combined with Lake Texoma waterfront permit-and-Corps complications, weather exposure, and the realities of a market in the middle of a $40B industrial build-out produces a steady supply of houses the conventional MLS process is not built for. We underwrite to the work, not around it.
Hail and storm damage
Denied or partial roof claims along the Fort Worth NWS corridor; April 2026 softball hail across Grayson.
Lake Texoma cabin complications
Army Corps of Engineers permits, dock issues, easement disputes, septic/well exceptions retail buyers walk from.
Foundation issues
North Texas clay soil; pier-and-beam farmhouses; slab cracks in older 75090 stock.
Hoarder houses
Take what you want; leave the rest. We handle the cleanout. No photos required; no public listing.
Tax-delinquent
Paid at closing out of proceeds. Grayson County’s 1.71% effective rate makes this a recurring trigger.
Tenant-occupied
Lease in place; Section 8; tenant disputes. We close around occupancy.
TI-adjacent parcels
Land-assembly buyout opportunities near the SM1/SM2 fab footprint and the GlobiTech / Coherent corridor.
Probate-pending
We can sign in advance and close once the Grayson County court grants the order — including for Oklahoma heirs.
Code violations
Sherman code-enforcement liens; abatement notices; mowing-and-cleaning citations on out-of-area owners.
How it works in Sherman
From your first call to a closed deal in Grayson County
Diamond is roughly 70 miles from Sherman via US-75. We drive up. We do not charge for the trip, we do not assign your contract to another buyer, and we close at a Grayson County title company on the timeline you pick.
- 1
Tell us about the property
Address, situation, timeline. Form on this page or a phone call — both reach the same person. We do not pass leads to anyone else.
- 2
We pull the comps, drive the property if appropriate
Grayson Central Appraisal District records (512 N. Travis Street), recent comparable sales — factoring TI-corridor land-assembly pressure, the 75090 vs. 75092 split, and Lake Texoma waterfront premiums — and a real walkthrough. Not a Zillow estimate.
- 3
Written offer with the math shown
Comparable sales, our repair budget at investor-retail rates, and the margin we need. Take it to an agent and a contractor and compare. The offer does not change after inspection.
- 4
Close at title in 9 days, or whenever you pick
Texas standard purchase agreement. Title company opens escrow. Tax arrears, liens, probate orders, and any Lake Texoma / Corps complications handled at the closing table. You get a wire or a check.
Diamond's broader process is documented on the how it works page, and our typical answers to seller questions live in the FAQ.
Sherman FAQ
The questions Grayson County sellers ask first
How fast can you close on a Sherman home?
Nine days from a signed contract is standard once a Grayson County title company clears title. We can close faster when the seller is ready and the chain of title is clean. Our offer has no financing contingency, so the timeline depends on title work — not a lender.
How is the Texas Instruments expansion affecting my home’s value?
TI’s SM1 fab went live in Sherman on December 17, 2025 — the start of a $40 billion four-fab build-out that, with GlobalWafers ($5B) and Coherent (multi-billion), is reshaping the north-Sherman residential corridor. Pre-TI owners are sitting on the highest equity in their lifetimes: the median Sherman home value rose from $67,500 in 2000 to roughly $284,000 in 2024 — a four-times increase. The catch is that the MLS no longer absorbs that equity quickly. Sherman’s median days on market stretched from 77 to 99 over the last year while inventory more than doubled. The cash channel exists precisely because the slow lane got slower.
Do you buy Lake Texoma waterfront cabins?
Yes. Lake Texoma has 550 miles of shoreline and tens of thousands of part-time / cabin / second-home parcels in Grayson County. As original owners pass, heirs often cannot maintain a lake cabin from out of state — and lake-proximate properties have permit, dock, and Army Corps of Engineers complications that conventional buyers and lenders avoid. We close on the surface.
I inherited a Sherman home and the heirs are in Oklahoma. Can you still buy it?
Yes. Grayson County’s northern boundary IS the Texas–Oklahoma line. A meaningful share of probate cases here have heirs in Bryan County, OK (Durant) and across the Midwest. We work with executors handling probate through the Grayson County Court at Law and coordinate signatures across state lines. If you qualify for Independent Administration, Muniment of Title, or a Small Estate Affidavit, we can close as soon as the order is granted.
What if I am behind on Grayson County property taxes?
Grayson County’s median effective property-tax rate is 1.71% — well above the U.S. median of 1.02%. Combined city + county + ISD + special-district levies push the parcel-stack rate to 2.0–2.8% depending on overlay. We routinely pay tax arrears at closing out of the proceeds; you do not need to bring money to the table.
Do you buy storm-damaged or hail-totaled homes?
Yes. Sherman sits in the heart of the Fort Worth NWS severe-weather corridor. The May 15, 1896 F5 tornado is one of the four deadliest in Texas history, and the corridor continues to produce hail and supercells every spring — the April 26, 2026 outbreak dropped softball-sized hail across Grayson before tracking southeast. Denied or partial roof claims are exactly the situations we underwrite to.
Where is the Grayson County Courthouse, and why does it matter?
The Grayson County Courthouse is at 100 W. Houston Street in downtown Sherman, rebuilt after the 1930 riot destroyed the original. The county clerk’s office sits on the ground floor (Suite 17). Foreclosure sales happen on those courthouse steps the first Tuesday of every month between 10:00 a.m. and 4:00 p.m. If you are facing a posted sale date, that is where it would happen — and that is the timeline we work backwards from.
Do you buy in Denison, Pottsboro, Whitesboro, Howe, Van Alstyne, and the surrounding Grayson communities?
Yes. We also buy in Bells, Collinsville, Dorchester, Gunter, Knollwood, Sadler, Southmayd, Tioga, Tom Bean, Trenton, Whitewright, Preston, and Sherwood Shores. Diamond drives up from DFW — Sherman is about 70 miles north of Dallas on US-75 — and we do not charge for the trip.
Ready for a written cash offer?
Tell us about your property — we will come back with a fair, no-obligation offer in 24 hours.