Quick Answer: Sherman vs Frisco, McKinney, and Anna is mostly a price question, and Sherman wins it. RentCafe's 2026 averages put apartment rent at $1,210 in Sherman, $1,581 in Anna, $1,657 in McKinney and $1,788 in Frisco. Sherman renters keep roughly $370 to $580 a month, but commuting south on US-75 adds miles.
Sherman vs Frisco, McKinney, and Anna is a comparison worth running before you sign a lease north of Dallas. The District at Sherman, serving renters across Sherman and Grayson County, rents one-, two- and three-bedroom apartments and townhomes at 221 Archer Cir. Below, the four cities go side by side on rent, income and drive time, using Census Bureau figures and 2026 market data.
What to look for when you want cheap rent near Dallas
Compare three numbers before you pick a city: the average apartment rent, the local median income, and the miles between your front door and your job. A low rent that adds 90 minutes of daily driving isn't a bargain. Sherman scores best on the first number and asks the most on the third.
Cost of living in Sherman TX: the Census numbers
Housing is where Sherman separates from the Collin County cities. The Census Bureau's QuickFacts tables, built on the 2020-2024 American Community Survey, put Sherman's median gross rent at $1,324 a month. Frisco's is $2,014 and McKinney's is $1,901. Home values follow the same order: $243,500 in Sherman against $471,800 in McKinney and $642,100 in Frisco.
There's a catch. Sherman's median household income is $58,859, well under half of Frisco's $150,212. The savings are biggest for renters whose paycheck doesn't shrink with the move.
Commutes are shorter, too. Sherman workers average 23.2 minutes each way, compared with 27.8 in McKinney, 28.6 in Frisco and 30.7 in Anna.
Sherman is growing as well. The Census Bureau estimated 52,417 residents in July 2025, up 20.0% since 2020. That's close to McKinney's 20.8% and ahead of Frisco's 18.2%, so the lower rents don't come from a town that's emptying out.
How much does rent cost in each city?
Average apartment rent runs $1,210 in Sherman, $1,581 in Anna, $1,657 in McKinney and $1,788 in Frisco, according to RentCafe's 2026 market pages, which draw on Yardi Matrix data for buildings with 50 or more units. That puts Sherman $371 to $578 a month below the three cities to its south.
| City | Average apartment rent (RentCafe, 2026) | Median gross rent (Census, 2020-2024) | Median household income (Census) |
|---|---|---|---|
| Frisco | $1,788 | $2,014 | $150,212 |
| McKinney | $1,657 | $1,901 | $124,215 |
| Anna | $1,581 | $2,105 | $105,593 |
| Sherman | $1,210 | $1,324 | $58,859 |
The two rent columns measure different things. RentCafe tracks asking rents at larger apartment communities, with readings taken between March and June 2026. Census gross rent covers every rented home, houses included, and adds utilities. Averages also shift by provider: Apartment List's September 2026 report had Sherman's median at $1,088 and Frisco's at $1,727.
What income does each rent need?
HUD treats a household as cost-burdened once housing takes more than 30% of its income. Hold rent to that line and Sherman's $1,210 average works on about $48,400 a year. Anna's average needs $63,240, McKinney's $66,280 and Frisco's $71,520. Top to bottom, that's a spread of roughly $23,000 in required pay.
Frisco vs McKinney: close on price
Only $131 a month separates the two on RentCafe's averages. One-bedrooms average $1,520 in Frisco and $1,400 in McKinney, and two-bedrooms run $2,077 and $1,797. Choose between them on location, because neither will cut your rent much. From Sherman, McKinney is about 33 miles down US-75. Frisco is 40 to 51 miles, depending on the route.
Sherman vs Anna: 22 miles apart, $371 apart
Anna is the closest of the three, about 22 miles and 25 minutes south. It's also the surprise in the Census data, because Anna's median gross rent of $2,105 tops Frisco's. Census gross rent counts rented houses as well as apartments. Anna's population grew 105.7% between 2020 and 2025, and 78.5% of its homes are owner-occupied. Apartment-only averages come in lower: $1,271 for a one-bedroom and $1,716 for a two-bedroom.
Apartments Sherman TX: floor plans and starting rents
At The District at Sherman, one-bedrooms started at $849 a month and two-bedrooms at $999 as of early October 2026. The community lists 13 floor plans, a mix of flats and townhomes, and the three-bedroom townhome was posted at $1,399.
Put that next to the table. $1,399 is a dollar under McKinney's average one-bedroom. In Sherman it rents three bedrooms.
Renters looking for affordable apartments usually give something up for the price. Here the trade is distance from Dallas, and the square footage stays. Current pricing and availability are on the floor plans page, and rates change with move-in date and lease term.
Who the trade works for
People who work in Sherman or Denison get the low rent with no added drive. That includes staff at the Texas Instruments and GlobalWafers plants. Remote workers keep the full savings too.
Commuters need to do the math. Driving to Anna or McKinney costs 25 to 35 minutes each way in exchange for $371 to $447 a month. Frisco is the hard case. Close to 50 minutes each way, before traffic, eats into a $578 saving fast.
The community amenities are the everyday kind: a dog park, an on-site laundry facility, balconies and on-site management. Pets are allowed. Before you tour, use the map and directions page to time the drive to your job.
Frequently asked questions
1. Is Sherman TX cheaper than Frisco and McKinney?
Yes. RentCafe's 2026 averages show Sherman apartments at $1,210 a month, against $1,657 in McKinney and $1,788 in Frisco. Census Bureau data agrees on the order: median gross rent is $1,324 in Sherman, $1,901 in McKinney and $2,014 in Frisco. Expect to save about $450 to $580 a month.
2. How far is Sherman from Frisco, McKinney and Anna?
Anna is about 22 miles south of Sherman on US-75, roughly a 25-minute drive. McKinney is about 33 miles, or 35 minutes. Frisco is the longest trip at 40 to 51 miles depending on your route, close to 50 minutes without traffic. Rush hour adds time to all three.
3. What does $1,400 a month rent in each city?
Based on RentCafe's 2026 averages and The District at Sherman's early October 2026 pricing:
- Frisco: about a studio, which averages $1,392
- McKinney: an average one-bedroom at $1,400
- Anna: an average one-bedroom at $1,271, with $129 left over
- Sherman: a three-bedroom townhome at The District at Sherman, listed at $1,399
4. Are rents in Sherman going up or down?
Down slightly. RentCafe reported Sherman's average at $1,210 in March 2026, a 1.51% drop from $1,229 a year earlier. Apartment List's September 2026 report showed a steeper slide, with the citywide median at $1,088. The two firms measure different sets of rentals, so check current listings before you budget.
5. Where can I find affordable apartments near me in Sherman?
Start with communities that post their rents. The District at Sherman listed one-bedrooms from $849 and two-bedrooms from $999 as of early October 2026, with flats and townhomes at 221 Archer Cir. Tour in person, ask which fees and utilities sit on top of base rent, then compare the total.
Conclusion: where Sherman fits
Sherman vs Frisco, McKinney, and Anna ends the same way in both the RentCafe and Census figures: Sherman has the lowest rent of the four, by $371 to $578 a month on 2026 averages. The cost is distance. If you work in Sherman or can live with a drive down US-75, that gap adds up to $4,452 to $6,936 a year. See what's open at The District at Sherman, 221 Archer Cir, Sherman, TX 75092, and run your own numbers.
