Denison, Texas.
Typical home $218,219 (-6.3% in a year), asking rent $1,411 (-2.7%). Sherman-Denison, TX metro.
to buy the typical home at today's mortgage rate — +$536 (+88%) since Jan 2020.
- 1 year
- Down $14,707 -6%
- $232,925$218,219 since Sep 2025
- 5 years
- Up $6,827 +3%
- $211,392$218,219 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Denison$1,145
- Texas$1,556
- United States$1,922
Typical home values in Denison, TX fell 6.3% over the past year — slower than the nation's +1.2%.
Asking rents in Denison, TX fell 2.7% over the past year — slower than the nation's +2.7%.
Owning the typical home in Denison runs $198/mo more than renting one. The gap peaked at $446 in Oct 2023.
That is $1,609 a month against $1,411 rent: a $1,145 mortgage payment, plus $230 property tax and $234 insurance & upkeep.
Owning vs renting — Denison
The owning line is the typical home's monthly payment at that month's rate, plus property tax and insurance & upkeep; the renting line is the typical asking rent; the grey line is the mortgage payment on its own. Same homes, same months, both ways of paying for a roof.
- Owning all in$1,609
- Renting$1,411
- Mortgage only$1,145
Property tax · $230/mo 1.27% of value a year — the ACS 2020-2024 median bill over the median home value for Grayson County, TX
Insurance & upkeep · $234/mo insurance, maintenance and repairs together, from the BLS Consumer Expenditure Survey — the national figure for mortgaged homeowners, scaled to this market's home value. BLS publishes the three bundled and they cannot be split.
Both are priced off the same month's home value, so they rise with the market. Neither is a quote — a specific home's bill depends on its assessment, its age and its insurer.
Living in Denison, Grayson County, Texas
Denison is a city of 24,479 people in Grayson County. Half its households earn more than $67,365 a year and half less, against $72,182 across Grayson County; 15% of its people live below the poverty line. 59% of its homes are lived in by their owners and 41% are rented. Unemployment in Denison was 5.1% in August 2026, and Grayson County had 1.9% more jobs in 2025 than the year before. The most residents work in schools and health care, then manufacturing.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Denison is a city in Grayson County, Texas, with a median age a little older than the typical American town. Most homes are lived in by their owners, though a good share of households rent. Household incomes run below the county's, and a fair number of residents live below the poverty line. Few adults hold a four-year degree.
Work. Residents work mostly in schools, hospitals and social care, with many others in manufacturing, restaurants and hotels, and shops. Among the largest workplaces in Denison are Ruiz Foods Product, which makes frozen Mexican foods, Denison ISD, the school district, and ACS Manufacturing, which builds air cargo containers. Unemployment is a little higher than a year ago, though Grayson County has added jobs over the past year. Commutes are fairly short, and some residents work from home.
Things to do. Lake Texoma, a reservoir, is a short drive away, as is Eisenhower State Park, a protected area. Also a short drive off is the Eisenhower Birthplace State Historic Site, a museum. Winters are mild and cool, while summers turn hot, and rain or melted snow falls fairly steadily through the year.
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- 10,386households
- 19%of adults have a degree
- 15%below the poverty line
- 19 mintypical commute
- 10%work from home
What residents work in
Employed residents by industry, from the Census survey. Grayson County had 52,998 jobs in 2025, 1.9% more than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 53° and lows near 34°; warmest in August, with highs near 93° and lows near 73°. About 44 inches of rain and melted snow a year.
Average daily high and low, 1991–2020, at the Sherman weather station, 6 miles away (NOAA).
Largest workplaces in Denison
- Ruiz Foods ProductMexican foods, frozen, manufacturing980
- Denison ISDSchool district631FTE
- ACS ManufacturingAir cargo containers, light gauge metal, manufacturing307
- Beacon Hill623110 nursing care facilities132
- AlbertsonsSupermarkets and other grocery stores100
- The Homestead of DenisonSkilled nursing facilities70
- DenisonMail and parcel delivery47
- Main Street MillworkBuilding materials supply dealers39
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 8 workplaces with 20 or more staff, 1,710 people in all. School districts come from the Common Core of Data (NCES, 2023–24); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- TornadoesRelatively high
- Heat wavesRelatively high
- Cold wavesRelatively high
- Ice stormsrelatively high in parts of DenisonRelatively moderate
- HailRelatively moderate
- Strong windRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Denison’s census tracts, against the rest of the country; all of them together, relatively low. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Grayson County and the Sherman-Denison, TX metro.
Denison home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Denison$218,219
- Texas$296,424
- United States$366,157
Levy by levy, and a check of one home’s own bill, the site covers Ohio’s property tax.
Sellers are cutting prices on about 1 in 4 Denison listings, and the typical home goes pending in 70 days — the market is roughly in balance.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Denison28.37%
- United States26.90%
Days to pending
How long the typical listing takes to go under contract.
- Denison70
- United States27
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Denison363
New listings per month
Sellers arriving at the market.
- Denison57
Median sale price
What buyers actually paid — closed sales, not asking prices.
- Denison$210,109
- United States$371,407
Sale-to-list ratio
Above 100%, homes sell over asking; below, buyers negotiate wins.
- Denison95.27%
Zip codes with a Denison address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Denison — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.
Zip codes in Denison
| Zip activate to sort by Zip | Place activate to sort by Place | Population sorted descending, activate to sort ascending | Rent activate to sort by Rent | Home value activate to sort by Home value |
|---|---|---|---|---|
| 75020 | Denison | 24,835 | $1,412 | $213,044 |
| 75021 | Denison | 9,173 | $1,449 | $238,307 |