Should You Buy Now or Wait for Interest Rates to Drop? A Sherman, TX Reality Check for 2026

If you've been sitting on the fence about buying a home in Sherman, TX, you're not alone. The number one question Bob McCranie hears these days — at the coffee shop, at open houses, from friends texting him on a Sunday afternoon — is some version of: "Should I just wait until rates come down?"

It's a fair question. But after 23 years in real estate and over 1,561 homes sold, Bob's answer might surprise you.

The Rate-Waiting Game: What It's Really Costing You

Here's the thing about waiting for the perfect rate: the market doesn't pause while you wait. In Sherman, home values have been on a steady upward trend, and every month you hold off is a month someone else is building equity in a home you could have owned.

Bob puts it plainly: "I've been doing this since 2003, and I've never once had a buyer call me back and say, 'I'm so glad I waited.' What I do hear — all the time — is, 'I wish I hadn't waited so long.'"

That's not just sales talk. It's math. If Sherman TX homes for sale appreciate even 4–5% this year, a $350,000 home today could be $365,000–$375,000 by the time rates dip. You'd be paying more for the house and potentially the same rate — or refinancing later anyway.

What's Actually Happening With Rates in 2026?

Mortgage rates have been a rollercoaster since 2022, and 2026 hasn't brought the dramatic drop many buyers were hoping for. Rates are still elevated compared to the historic lows of 2020–2021, but they've stabilized enough that lenders are getting creative.

Right now, smart buyers exploring Sherman TX real estate in 2026 are using tools like:

  • 2-1 buydowns — where the seller or builder temporarily reduces your rate for the first two years
  • Adjustable-rate mortgages (ARMs) — for buyers who plan to refinance within 5–7 years
  • Builder incentives — many Sherman TX new construction homes are coming with rate buydowns baked right into the deal

The key is knowing which tools fit your situation — and that's where working with an experienced agent like Bob McCranie at HomeSmart Sherman TX makes a real difference.

Sherman vs. the Rest of DFW: The Affordability Argument

One reason Sherman stands out in this rate environment is pure affordability. While Frisco, McKinney, and Plano have all seen dramatic price escalation over the past decade, Sherman still offers meaningful value — especially for buyers searching in the under-$400K range.

That means your dollar goes further here, and even at today's rates, your monthly payment in Sherman may be more manageable than a comparable home 45 minutes south. Buyers priced out of Collin County are increasingly turning their eyes north — and Sherman is exactly where they're landing.

The Refinance Strategy: "Date the Rate, Marry the House"

You've probably heard this phrase — and in Sherman's market, it rings especially true. If you buy now at a 6.5–7% rate, you're not locked in forever. When rates do eventually drop, you can refinance. But you can't go back and buy the house at today's price once it's appreciated.

That's especially relevant if you're eyeing something in the mid-range $400K–$600K bracket, where Sherman's inventory is moving steadily and appreciation is expected to continue. Or if you're drawn to acreage properties — those larger lots are getting harder to find at reasonable prices every single season.

Bob McCranie, Broker Associate at HomeSmart, has helped clients navigate every kind of market since 2003 — the crash of 2008, the frenzy of 2021, and everything in between. His 45 five-star Google reviews tell a consistent story: buyers who moved decisively came out ahead.

What Kind of Home Makes Sense Right Now?

The answer depends on your goals, but here's what Bob sees working well for buyers in today's market:

  • New construction — Builders are offering serious incentives right now, including rate buydowns and closing cost assistance, to move inventory
  • Homes with acreage — Land values in Grayson County are climbing, and properties with room to grow are a strong long-term play
  • Farmhouse and ranch-style homes — Sherman's character lends itself beautifully to these styles, and they remain some of the most sought-after properties in the area

If you're not sure where to start, Bob's buying guide walks you through the full process from pre-approval to closing — written with Texas buyers in mind.

So… Should You Buy Now?

If you're financially ready — solid credit, stable income, and a down payment in hand — the answer for most people is yes. Sherman is a growth market: Toyota's North American headquarters nearby, ongoing infrastructure investment, and steady population migration from pricier DFW suburbs are all pushing demand higher.

Waiting for the "perfect" moment in real estate is like waiting for perfect weather to plant a garden. At some point, you just have to get in the ground.

Whether you're browsing Sherman TX homes with pools, checking out townhomes, or ready to explore Sherman TX land to build your dream home from scratch — Bob McCranie at HomeSmart has the experience, the local knowledge, and the track record to guide you every step of the way.

Contact Bob McCranie at HomeSmart | 972-754-0582 | www.TexasPrideRealty.com for a FREE 2026 Market Strategy Session