Sherman-Denison, TX MSA Income Limits (2026)
These are HUD’s 2026 income limits for Sherman-Denison, TX MSA (area median income $95,300). They determine who qualifies for income-based and affordable housing — Section 8 vouchers, public housing, Section 202/811, and Low-Income Housing Tax Credit (LIHTC) units — by household size.
Sherman-Denison, TX MSA’s area median income of $95,300 ranks #43 of 214 HUD income-limit areas in Texas, where area medians range from $38,700 to $144,200.
| Household size | Extremely Low (30% AMI) | Very Low (50% AMI) | Low (80% AMI) |
|---|---|---|---|
| 1 person | $20,050 | $33,400 | $53,400 |
| 2 people | $22,900 | $38,150 | $61,000 |
| 3 people | $27,320 | $42,900 | $68,650 |
| 4 people | $33,000 | $47,650 | $76,250 |
| 5 people | $38,680 | $51,500 | $82,350 |
| 6 people | $44,360 | $55,300 | $88,450 |
| 7 people | $50,040 | $59,100 | $94,550 |
| 8 people | $55,720 | $62,900 | $100,650 |
Across household sizes, the Very Low Income (50%) threshold in Sherman-Denison, TX MSA runs from $33,400 for a single person up to $62,900 for an eight-person household. The Low Income (80%) limit — used by many LIHTC and workforce units — reaches $100,650 for a household of eight. These limits apply to Grayson County.
Do you qualify?
Most income-based programs cap eligibility at the Very Low Income (50%) level, and the deepest assistance — public housing and most Section 8 vouchers — targets households at or below Extremely Low Income (30%). LIHTC and other affordable units commonly use the Low Income (80%) threshold. For example, a household of four in Sherman-Denison, TX MSA generally qualifies for income-based housing if it earns under $47,650, and for the deepest assistance under $33,000.
Frequently asked questions
What is the income limit for a family of four in Sherman-Denison, TX MSA?
A four-person household generally qualifies at or below $47,650 (Very Low Income), with the deepest assistance under $33,000 (Extremely Low Income) and LIHTC units commonly at $76,250 (Low Income).
What is the income limit for one person in Sherman-Denison, TX MSA?
A single-person household qualifies for most income-based programs at or below $33,400, and for the deepest assistance under $20,050.
Counties covered: Grayson County.
Find income-based housing in this area
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Source: U.S. Department of Housing and Urban Development (HUD), FY2026 Income Limits. Limits are updated annually and may be adjusted for high-cost areas.