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Sherman Hard Money and Investor Loans

The fab opened, and the housing market kept correcting right through it.

USA Mortgage funds investors across Sherman and Grayson County. Semiconductor plants are expanding while home values keep falling. Tax rates and rental rules differ town to town. Business-purpose loans only, on non-owner-occupied investment property.

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You hear the decision from the same people who underwrote your deal.

Yield lives in the submarket

Denison rents at roughly a 7.7% gross yield against Sherman's 6.1% and Van Alstyne's 5.1%, so the rental math here is a town-by-town choice, not a county-wide one.

Tax stacks vary by parcel, not by city name

The countywide base runs 0.451080 per $100, but total investor tax stacks range from 1.929881 in Pottsboro to 2.318114 in Denison, with Sherman at 2.193280, and some Van Alstyne and new-construction parcels carry an added municipal utility district charge on top.

Sherman's rental license skips single-family

Sherman's Residential Rental Property License applies to multi-family complexes only; the city's own language exempts single-family rental units from it at this time, a detail that matters to a DSCR buyer.

Loan programs in Sherman

Acquisition through exit, all funded or arranged by one lender.

Fix and Flip in ShermanRental / DSCR in ShermanGround-Up Construction in ShermanCRE Bridge in ShermanTransactional Funding in ShermanBank Statement / No-Doc in ShermanConventional Investment in ShermanPortfolio Loans in ShermanCRE Permanent in ShermanSBA Financing in Sherman

Sherman lending questions

Do you lend in Sherman and the rest of Grayson County?
Yes, across all of Grayson County. We fund investors in Sherman, Denison, Van Alstyne, Howe, Whitesboro, Pottsboro, Gunter, and Bells. We are a direct, business-purpose lender headquartered in Bee Cave, Texas, and every loan here funds an investment property, never a primary residence. Apply now. Subject to underwriting.
How much do property taxes vary across Grayson County?
By more than a third of a percentage point of assessed value, and it moves by parcel, not by city. The countywide base of county and junior college taxes is 0.451080 per $100 of value. On top of that, total investor tax stacks on tax year 2025 rates ran from 1.929881 per $100 in Pottsboro, the lightest of the county's eight submarkets, to 2.318114 in Denison, the heaviest, with Sherman at 2.193280, and some Van Alstyne and new-construction parcels carry an added municipal utility district charge on top of that. Investment property gets no homestead exemption. Pull the specific parcel's Grayson Central Appraisal District account before underwriting a hold, and talk to your CPA about your own position.
Do short-term rental rules differ by city in Grayson County?
Yes, and they are not settled everywhere. Sherman requires short-term rental owners to register with the city within 30 days of starting to operate, but its separate Residential Rental Property License covers multi-family complexes only; single-family rental units are exempt from that license at this time, in the city's own words. Denison is working to close a short-term rental tax compliance gap and had a proposed ordinance for automatic platform tax collection on its city council agenda for September 2026, not yet a passed rule as of this writing. Pottsboro's short-term rental rules were not published anywhere we could verify. Confirm the current ordinance for your specific city and property type before you close.
What's happening with the Sherman-area housing market right now?
Construction is real; price appreciation is not, at least not yet. Texas Instruments began production at its first Sherman fab in December 2025, with up to three more planned depending on demand, and GlobiTech announced a separate wafer expansion in 2022. At the same time, the metro's mid-tier home value was down 4.9% year over year as of July 2026, median days on market had risen, and about 37% of active listings carried a price cut. Grayson County's population kept growing through the same period. This reads as a construction-driven supply story working through a correction, not an appreciation market. Underwrite it as the correction it is.
Why does a direct, business-purpose lender fit the Sherman-area market?
Because the facts here don't hold still across a five-mile stretch. Property tax stacks swing by roughly 40 cents per $100 depending on the submarket, short-term rental rules differ from one city to the next, and Grayson County added four new municipal utility districts in 2025 alone. A file here needs someone underwriting the specific parcel and its overlay list, not a blanket metro assumption. Apply now. Subject to underwriting.
Serving Sherman and nearby
ShermanDenisonVan AlstyneHoweWhitesboroPottsboroGunterBells
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About the local figures on this page

Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.

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