Question 1

Why is Sherman actually a market for SBA owner-occupied real estate right now?

Accepted Answer

Because the supplier businesses around a semiconductor buildout are the natural 7(a) and 504 borrower profile. Texas Instruments began production at its SM1 fab in Sherman on December 17, 2025, with up to four connected fabs planned depending on market demand, and GlobiTech's 300mm wafer expansion at its existing Sherman plant was announced in June 2022 with 1,500 jobs and roughly $5 billion in capital investment, both announced commitments rather than current headcount. The gas, chemical, calibration, and staffing businesses that supply that kind of buildout are exactly the profile that reaches for a 7(a) or 504 loan to own their facility. See the SBA program page for how we structure a file.

Question 2

How much of my Sherman building does my own business have to occupy?

Accepted Answer

51% of an existing building, but 60% if you're building new, and that second number is stricter than most people are told. Under 13 CFR 120.131, an existing building needs your operating business in at least 51% of the rentable space. New construction is different: you must occupy at least 60%, and only 20% of the space may be permanently leased to third parties, with the remaining 20% covered by an absorption plan reaching full occupancy within ten years. That distinction decides deals here: a supplier weighing a build-to-suit near the fab corridor against buying an existing Sherman building is choosing between the 60% rule and the 51% one, and the occupancy math can be what makes the project SBA-eligible at all. Talk to your attorney or CPA about how your lease plan lines up before you commit to a floor plan.

Question 3

What will owning my building actually cost in Grayson County property tax?

Accepted Answer

It depends on which of the eight submarkets your building sits in, not on a single county rate. Every parcel carries the countywide base of 0.451080 per $100 of value (Grayson County plus the junior college), and the total stack on top of that runs from 1.929881 in Pottsboro to 2.318114 in Denison, with Sherman itself at 2.193280. There's no homestead exemption or appraisal cap on a commercial building, and some new-construction lots also sit inside a municipal utility district charging an additional 0.60 to 1.20 per $100. Pull the specific parcel's Grayson CAD account and check for a MUD or PID overlay before you underwrite the annual tax line.

Question 4

How much cash do I need to put down on a 504 loan for a Sherman building?

Accepted Answer

Ten percent is the floor, not the rule, and a lot of the businesses this fits will land above it. Under 13 CFR 120.910, the borrower contributes 10% on an ordinary project, 15% if the business has operated under two years or the building is single purpose, and 20% if both are true. The 504 loan itself is capped at 40% of project cost, with a standard maximum of $5 million under 13 CFR 120.931, rising to $5.5 million only for small manufacturers or a qualifying energy project. A calibration or chemical-handling business supplying the TI or GlobiTech buildout is worth checking against that manufacturer carve-out before assuming the standard cap applies.

Question 5

I heard SBA fees were waived. Does that apply to a Sherman closing this year?

Accepted Answer

No. Fees came back for fiscal 2026, and any page still saying otherwise is stale. For loans approved between October 1, 2025 and September 30, 2026, the 7(a) upfront guaranty fee is back at 2% to 3.5% and up depending on size, after being zero under $1 million in fiscal 2025. The 504 upfront fee returned at 0.50%, with the annual service fee cut to 0.209%. Budget the upfront fee into your closing costs. Small manufacturers under NAICS 31 to 33 are the exception: no 7(a) upfront fee at or under $950,000, and waived 504 fees, on top of the $5.5 million 504 cap, which is worth checking against if your business supplies either fab.

Question 6

Which SBA lender or district office actually covers a Sherman deal?

Accepted Answer

We don't route you through a single district office; we place your file across a network of more than 20 SBA lenders and match it to whichever one fits your scenario. Grayson County's specific SBA district assignment and local 7(a) and 504 loan volume were not verified for this page, so we won't guess at a district name or a local approval count. What's confirmed is the borrower profile forming here: fab-adjacent suppliers who need owner-occupied real estate financed on 7(a) or 504 terms, and that's the scenario our lender network is built to place.

SBA Financing in Sherman

How it works

Run your SBA Financing numbers.

SBA Financing in Sherman, answered.

More SBA Financing questions, answered on the program page

Guides for SBA Financing

SBA Financing vs. other options

Other programs in Sherman

SBA Financing elsewhere in Texas

Funding Sherman deals fast.