Housing market/Texas/ZIP 75495
ZIP 75495 Van Alstyne, Texas
Sherman-Denison, TX MSA · Texas. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 75495 · TX — sent to you.
ZIP 75495 · TX
ACS rent vs 2BR SAFMR
ZIP 75495 — Van Alstyne, TX HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 75495
- 1-unit detached3,31482.7%
- 1-unit attached290.7%
- 2–4 units1233.1%
- 5–49 units1664.1%
- 50+ units952.4%
- Mobile2786.9%
2–4 unit share 3.0% · 5–49 unit share 4.1% · combined 2–49 7.1%.
Units by bedrooms
Rent burden
- ACS median gross rent $1,239 (all bedrooms, occupied rentals).
- Median contract rent $1,093.
- Renters paying ≥30% of income 47.8%; ≥50% 13.8%.
- FY2027 2BR SAFMR $1,680 (1.356× ACS median gross rent).
Population
10,451 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +22.0%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 2 projects, 172 units.
- HUD project-based assisted MF: not published for this ZIP.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 968 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.
Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.
What the data shows
ZIP 75495 16.1% of occupied households are renters; vacancy is 12.6%; ACS median gross rent is $1,239; population increased +22.0% between the 2018 and 2023 ACS vintages; the housing stock includes 123 units in 2–4-unit structures and 166 units in 5–49-unit structures; 2 LIHTC projects totaling 172 units; FY2027 2BR SAFMR is $1,680 versus ACS median gross rent of $1,239. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.
Texas research
ZIP 75495 is a Census / HUD profile for Sherman-Denison, TX. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 75495 — Van Alstyne, TX HUD Section 8 Payment Standards / SAFMR·Texas ZIP directory
Nearby ZIPs in this FMR area
Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Texas research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 75495?
ZIP 75495 (Sherman-Denison, TX MSA) has 10,451 residents, 3,569 households, a renter share of 16.1%, median household income of $105,520, and ACS 2023 median gross rent of $1,239. Vacancy is 12.6%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 75495?
ACS counts 65 units in 2-unit buildings, 58 in 3–4 unit buildings, 18 in 5–9, 19 in 10–19, and 129 in 20–49. Combined 2–49 unit stock is 289 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 75495?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,680. See the full schedule and 90–110% payment-standard band on the ZIP 75495 — Van Alstyne, TX HUD Section 8 Payment Standards / SAFMR.
Does this Texas ZIP profile include Georgia listings?
No. ZIP 75495 is Census / HUD research for Sherman-Denison, TX MSA. Jeff Crowe CRE does not list Texas property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.