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Updated 2025 Tax Year

Sherman County
Property Tax Guide

Everything you need to know about property taxes in Sherman County, TX. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
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Quick Facts
Tax Rate
0.50530 per $100 assessed value (varies by taxing district location)
1st Due
Oct 1
Exemptions
5+ Available
Section 1

How Property Tax Works

Sherman County, Texas operates under a property tax system that funds essential local services including schools, county operations, emergency services, and infrastructure maintenance. Property taxes in Sherman County are assessed annually based on the appraised value of real estate as of January 1st each year, with taxes becoming due on October 1st. The Sherman County Appraisal District determines property values, while various taxing entities within the county set their individual tax rates.

The effective property tax rate in Sherman County varies significantly depending on your specific location within the county, as different combinations of taxing districts apply to different areas. Based on recent data, the combined tax rate is approximately 0.50530 per $100 of assessed valuation for the 2025-2026 levy year, though this can range higher or lower depending on which school districts, municipal districts, and special purpose districts serve your property. Property owners should verify their specific tax rate combination, as rates differ between areas served by different school districts and municipalities within Sherman County.

Section 2

What Makes Up Your Tax Bill

ComponentRate (per $100)Description
County General Fund0.48665Sherman County operations, law enforcement, roads
School DistrictVaries by districtLocal school district operations and debt service
Emergency ServicesIncluded in countyFire protection and emergency medical services
Special DistrictsVaries by locationWater, hospital, or other special purpose districts
Total Combined Rate~0.50530Approximate total for 2025-2026 levy year

Note: The maintenance & operations (M&O) tax rate is 0.48665 per $100, with a voter approval tax rate threshold of 0.59445 per $100. Actual rates vary by specific location within Sherman County depending on which combination of school districts, municipalities, and special districts serve your property. The no new revenue tax rate is 0.49665 per $100. Property owners should verify their specific rate combination based on their exact location.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Sherman County, property taxes are due in two installments:

First Installment
Oct 1
Delinquent after Dec 10
Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes in Sherman County are triggered by changes in property ownership, new construction, or improvements that increase a property's assessed value during the tax year. When these events occur after January 1st (the assessment date), the Sherman County Appraisal District may issue a supplemental assessment to capture the increased value for the current tax year.

For example, if you purchase a home in Sherman County in June that was previously exempt from taxation, or if you complete a major home addition, you may receive a supplemental tax bill. The supplemental tax is calculated by taking the difference between the new assessed value and the previous assessed value, multiplying by the applicable tax rate, and prorating for the remaining months in the tax year. If a $400,000 home receives $50,000 in improvements completed in July, the supplemental tax would be approximately $127 (assuming a 0.50530 rate): ($50,000 ÷ 100) × 0.50530 × (6 months remaining ÷ 12 months).

Example Calculation

$300,000 Home Example:

  • Assessed Value: $300,000
  • Homestead Exemption Applied: -$100,000 (school portion)
  • Net Taxable Value: ~$250,000
  • Annual Tax: $1,263 ($250,000 ÷ 100 × 0.50530 rate)
  • Monthly Escrow: $105

$600,000 Home Example:

  • Assessed Value: $600,000
  • Homestead Exemption Applied: -$100,000 (school portion)
  • Net Taxable Value: ~$550,000
  • Annual Tax: $2,779 ($550,000 ÷ 100 × 0.50530 rate)
  • Monthly Escrow: $232

$1,000,000 Home Example:

  • Assessed Value: $1,000,000
  • Homestead Exemption Applied: -$100,000 (school portion)
  • Additional Age 65+ Exemption: -$10,000 (if applicable)
  • Net Taxable Value: ~$900,000
  • Annual Tax: $4,548 ($900,000 ÷ 100 × 0.50530 rate)
  • Monthly Escrow: $379

Note: Homestead and senior exemptions require annual application and approval. Calculations are estimates based on approximate combined rates.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Sherman County require property tax escrow accounts for loans with less than 20% down payment. Your lender collects monthly escrow payments along with your mortgage payment, typically 1/12th of your estimated annual property tax bill. These funds are held in a separate account and used to pay your property taxes when they become due on October 1st each year.

Lenders are required to provide annual escrow account statements showing deposits, payments, and account balances. Since Texas property taxes can fluctuate based on assessed values and tax rates, your monthly escrow payment may be adjusted annually. If your escrow account has a shortage, you may need to make up the difference through increased monthly payments or a lump sum. Conversely, if there's an overage, you may receive a refund or reduced monthly payments. Property owners can verify that their taxes were paid correctly by checking with the Sherman County Tax Assessor-Collector's office or reviewing their account online.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are Sherman County property taxes due for the current fiscal year? A: Property taxes become due October 1st and are considered past due after October 31st. This applies to the 2025-2026 tax year assessed as of January 1, 2025.

Q: What tax credits are available and do I need to apply? A: The primary tax exemption is the $100,000 homestead exemption for school district taxes on your primary residence. This requires application with the Sherman County Appraisal District and is not automatic. Senior citizens (65+) and disabled veterans may qualify for additional exemptions that also require application.

Q: How does the homestead exemption work? A: The homestead exemption provides a $100,000 reduction in assessed value for school district taxes and caps annual assessment increases at 10% for your primary residence. You must file an application with the Sherman County Appraisal District, and it's not automatic even if you qualify.

Q: When are properties reassessed? A: The Sherman County Appraisal District assesses all properties annually as of January 1st. Assessment notices are typically mailed in spring, with appeal deadlines usually in late May or early June.

Q: What are the penalties for late payment? A: Late payments incur penalty and interest charges. Penalties start at 1.5% per month for the first six months, then increase to 1.75% per month thereafter, with additional collection costs and potential legal action.

Q: Can I pay my property taxes online? A: Contact the Sherman County Tax Assessor-Collector office (currently Kalee Flippin) to verify available online payment options and acceptable payment methods.

Q: Why do tax rates vary within Sherman County? A: Different areas are served by different combinations of school districts, municipalities, and special districts (hospital, water, etc.), each with their own tax rates that combine for your total rate.

Q: How do I appeal my property assessment? A: File a protest with the Sherman County Appraisal Review Board by the deadline specified on your assessment notice, typically in late May or early June. You can present evidence that your property's appraised value is incorrect.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
County
2024 2025 budget - Sherman County, Texasco.sherman.tx.us
02
County
Sherman County, Texasco.sherman.tx.us
03
County
County Rates and Levies (XLSX)comptroller.texas.gov
04
County
SHERMAN COUNTY, TEXASco.sherman.tx.us
05
Tax Doc
Property Tax | Sherman, TX - Official Websiteci.sherman.tx.us
06
Tax Doc
96-1717 Handbook of Texas Property Tax Rulescomptroller.texas.gov
07
Tax Doc
Property Tax Methods and Assitance Program 2025 Reportcomptroller.texas.gov
08
County
Tax Abatement Guidelines and Criteria - Sherman Countyco.sherman.tx.us
09
Increasing the Homestead Exemption to $200000 for Seniorsltgov.texas.gov
10
APPRAISAL DISTRICT : - Texas Comptrollercomptroller.texas.gov
All sources verified as of 2025 Tax Year

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