New - Just Now
$281,000
Active
4
Beds
3
Baths
2071
Sqft
0.152
Acres
2204 San Jacinto Way, Sherman, TX 75090
MLS#: 21428908
Buyer’s Guide · Texas & Oklahoma
Buying a Home in Texoma: The Complete Guide for Texas & Oklahoma Buyers
From your first pre-approval to closing day — city homes, lake houses, land, and new construction from Sherman and Denison to Durant, Kingston and Lake Texoma.
Quick answer: To buy a home in the Lake Texoma area, start with a mortgage pre-approval, sign a written buyer agreement with a local agent licensed in the state where you're buying, then tour homes, make an offer, and use your option (Texas) or inspection (Oklahoma) period to check the foundation, roof, septic — and on the lake, dock permits and the Army Corps property line. Most financed purchases close in 30–45 days.
1,516+
Transactions closed$228M+
Sales volume5.0 ★
Verified client rating2 States
Licensed in TX & OK12
Texoma counties servedWhat's in this buyer's guide
📋 Steps & money
🗺️ Where to live
🚤 Lake, land & new builds
Lake homes, land & acreage, and new construction.
🔑 Offer to closing
Start your Texoma home search
Search every active listing across our 12-county, two-state service area — by city, lake, price, or acreage. Save favorites and get new-listing alerts the minute something hits the market.
How do you buy a house in Texoma? (Step by step)
1
Get pre-approved
A full pre-approval (not just a pre-qualification) sets your real budget and shows sellers you’re serious.
2
Choose your agent
Since August 2024, buyers sign a written agreement before touring. Compensation is always negotiable — and your agent should be licensed in the state you’re buying in (we’re licensed in both).
3
Make your must-have list
Bedrooms, commute, schools, acreage, lake access, shop space, HOA or no HOA. We’ll set up custom alerts.
4
Tour homes
In person or by live video if you’re relocating. Bring our house-hunting checklist so homes don’t blur together.
5
Make an offer
We pull comps so you know what the home is really worth, then build an offer that’s competitive without overpaying.
6
Option / inspection period
Order inspections, review disclosures, and negotiate repairs — Texas option period or Oklahoma inspection period.
7
Appraisal & loan approval
Your lender orders an appraisal and finishes underwriting. Don’t open new credit or change jobs now!
8
Insurance & title
Lock in homeowner’s (and flood, if needed) insurance. The title company clears title and preps documents.
9
Walk-through & closing
Confirm repairs, sign, fund, and get your keys. 🔑 Welcome home to Texoma!
How long does it take to buy a house?
| Stage | Typical timeframe |
|---|---|
| Pre-approval | 1–3 days once your documents are in |
| House hunting | A few weeks to a few months, depending on inventory and how specific your list is |
| Contract to closing (financed) | 30–45 days |
| Contract to closing (cash) | As little as 7–14 days |
| New construction (build from scratch) | Several months — ask the builder for a written schedule |
Do I need a buyer’s agent, and who pays them?
You’re not required to have one, but a local buyer’s agent brings pricing data, negotiation, contract know-how, and an eye for problems (foundation, septic, flood zones, Corps boundaries) before they become yours. Your agent’s compensation is agreed in writing up front — sometimes the seller or builder pays part or all of it, sometimes it’s negotiated into your offer, and sometimes the buyer pays. We explain every option before you sign.
Can I use the listing agent to buy a home?
You can, but the listing agent already represents the seller. Having your own agent means someone negotiating only for you.
How much home can I afford in Texoma?
Quick answer: Lenders look at your income, debts, credit score, and savings. Many like to see total monthly debt (including the new house payment) at or below roughly 43–45% of gross monthly income — but the right number is the payment you’re comfortable with. Budget for property taxes, insurance, HOA dues, and utilities too.
Popular loan types in Texoma
🏦 Conventional
As little as 3–5% down for qualified buyers; 20% down avoids mortgage insurance.
🏡 FHA
3.5% down with more flexible credit guidelines — popular with first-time buyers.
🎖️ VA
Zero down for eligible veterans and service members.
🌾 USDA
Zero down in eligible rural areas — and a lot of Texoma outside the bigger towns qualifies.
🚤 Jumbo & second-home
For higher-priced and lakefront homes, and weekend lake houses.
🌳 Land & construction
Often through local banks and credit unions, usually with a larger down payment.
Is there down payment assistance in Texas and Oklahoma?
Yes. Texas buyers can look into programs through the Texas State Affordable Housing Corporation (TSAHC) and the Texas Department of Housing and Community Affairs (TDHCA). Oklahoma buyers can look into the Oklahoma Housing Finance Agency (OHFA). Eligibility and funding change, so ask a participating lender what’s available now — we’re happy to connect you with trusted local lenders in Sherman, Durant, and Ardmore.
How much are closing costs for buyers?
Plan on roughly 2–5% of the purchase price for lender fees, appraisal, title charges, prepaid taxes and insurance, and escrow deposits. Sellers or builders sometimes contribute toward buyer costs — something we can negotiate in your offer.
What's for sale in my price range?
Under $100K$100K–$200K$200K–$300K$300K–$400K$400K–$500K$500K–$750K$750K–$1MLuxury $1M+
Browse the Latest Listings
View More Homes1732 Properties Found
Sort By:
New - 1 Hour Ago
New - 1 Hour Ago
New - 2 Hours Ago
New - 2 Hours Ago
New - 2 Hours Ago
New - 2 Hours Ago
New - 3 Hours Ago
Where should I live in Texoma?
Texoma covers 12 counties and two states, and each area has its own personality. Here's the lay of the land — click any town to see homes for sale there.
Texas side
Grayson County
Sherman (county seat; semiconductor jobs and new neighborhoods), Denison (historic Main Street, quick lake access), Pottsboro (the lake town), plus Van Alstyne, Gunter, Howe, and Whitesboro.
Cooke County
Gainesville, the private lake community of Lake Kiowa, and small towns like Valley View and Muenster.
Fannin County
Bonham, Honey Grove, and Leonard — more land for the money and the new Bois d’Arc Lake.
Oklahoma side
Bryan County
Durant is the hub — Southeastern Oklahoma State University and the Choctaw Nation headquarters — with Calera, Colbert, and Mead nearby.
Marshall County
Kingston and Madill — lake life on the Oklahoma side, near the growing Hard Rock / Pointe Vista area.
Carter County
Ardmore and Lone Grove, close to Lake Murray.
Atoka, Coal, Johnston, Choctaw & Pushmataha
Atoka, Coalgate, Tishomingo, Hugo, and Antlers — rural living, hunting land, and quiet lakes like McGee Creek and Lake Hugo.
Moving to Texoma from Dallas–Fort Worth?
You're in good company. Many of our buyers are trading DFW traffic and prices for more land, lake access, and a slower pace — while staying within driving distance of the Metroplex. Sherman and Denison are roughly an hour north of Dallas via US-75, and Durant is about 90 minutes. We do live video tours and can handle much of the process remotely, so you can shop before you move.
Should I buy in Texas or Oklahoma?
It depends on your income, how you'll use the property, and where you work. Texas has no state income tax but generally higher property taxes; Oklahoma generally has lower property taxes and home prices, with a state income tax. Here's the side-by-side that matters most:
| Topic | Texas side | Oklahoma side |
|---|---|---|
| State income tax | None | Yes — top rate 4.5% for 2026 |
| Property taxes | Generally higher; the homestead exemption takes $140,000 off your home’s value for school district taxes (more for 65+ and disabled homeowners) | Generally lower; homes are assessed at a fraction of market value, and homestead exemptions are available |
| Home prices | Often higher near DFW and the Sherman–Denison growth corridor | Often more house or land for the money |
| Contract & inspection | TREC contract with a paid option period | Oklahoma contract with an inspection & repair period |
| Title | Title insurance (owner’s policy usually paid by seller) | Abstract of title common in many counties, plus title insurance |
| Home search MLS | NTREIS | MLS Technology |
Rates and exemptions change — check with the county appraisal district (Texas) or county assessor (Oklahoma) and a tax professional for your situation.
What should I know before buying a lake home on Lake Texoma?
Quick answer: On Lake Texoma, the U.S. Army Corps of Engineers controls the shoreline. Most private lots stop at the Corps boundary, docks require a Corps permit, and clearing or mowing Corps land has rules. Before you fall in love with a view, confirm where the property line is, whether there's a permitted dock (or if one can be permitted), the flood zone and insurance cost, and the septic and water setup. Jonelle leads our lakefront and luxury buyers.
Lake home buyer's checklist 🚤
Where is the Army Corps property line?
Most lake lots end at a government boundary, and the land between it and the water is public. We verify this on every lake home we show.
Is the dock permitted — and will the permit transfer?
Private docks need a Corps permit, and new permits have been limited in some areas. Existing permitted docks can usually be transferred through the Corps, with paperwork and an inspection.
Can I clear trees for a better view?
Not without approval — vegetation changes on Corps land require a permit.
How do lake levels affect the cove?
Some coves get shallow in drought years. Ask how the shoreline looks at low water.
Do I need flood insurance?
If the home is in a FEMA special flood hazard area and you have a mortgage, your lender will require it. Even outside those zones, get a quote before your option or inspection period ends.
What about septic and water?
Many lake homes use septic plus a water co-op, rural water district, or well. Order a septic inspection and a water test.
No dock? What about a marina slip?
A slip at a nearby marina — like Highport, Little Mineral, Bridgeview, or Willow Springs — can be a great alternative.
Can I use it as a short-term rental?
Often, but check HOA rules, local regulations, and taxes before you buy.
Lake Texoma HomesLake KiowaLake MurrayMcGee CreekLake HugoSardis LakeAll Lake Homes
New to the lake? Read Living the Lake Life for a feel of day-to-day life on the water.
What should I know before buying land or acreage in Texoma?
Access
Deeded road frontage or a recorded easement?
Utilities
Distance to electric; rural water vs. drilling a well; soil suitability for septic.
Survey & floodplain
Get a current survey (fences aren’t always on the line) and check FEMA maps near creeks and the Red River.
Minerals & ag valuation
Minerals are often severed in both states, and ag-valued land can trigger rollback taxes if the use changes.
Under 5 Acres5–10 Acres10–20 Acres20–40 Acres40–100 Acres100+ Acres
Should I buy new construction in Texoma?
New neighborhoods are going up fast around Sherman, Denison, Van Alstyne, Durant, and Calera. New builds mean fewer repairs and builder warranties — but the builder's sales rep works for the builder. Bring your own agent on your first visit (many builders require the agent on your registration card), ask about incentives like rate buydowns and closing-cost help, and still get independent inspections at pre-drywall and before closing.
Browse new construction: Sherman · Denison · Pottsboro · Gainesville · McKinney · Prosper · Celina · Durant · Calera · Kingston · Madill
Can I buy a foreclosure or fixer-upper?
Absolutely — it can be one of the best ways to build equity. Brian specializes in foreclosures, bank-owned homes, probate sales, and fixer-uppers. Expect as-is terms, inspections that matter even more, and financing that fits the condition (renovation loans or cash). Start with homes under $100K.
What do our buyers say?
★★★★★ 5.0 — verified reviews across RateMyAgent, Google, and Zillow
★★★★★
"Brian & Jonelle were fantastic to work with! They were helpful, kind, and guided us through each step of the home-buying process. Their support made everything smooth and stress-free."
Cody J. Google review · Sherman, TX new construction
★★★★★
"This was a unique off-market transaction, and having someone knowledgeable guiding us through it made a huge difference."
Andrew B. Google review · Kingston, OK land purchase
★★★★★
"I love the way they answer questions and go way beyond to make sure you’re a happy customer. I highly recommend them."
Rhonda L. Google review · Colbert, OK
★★★★★
"Always a pleasure to work with Brian (& Jonelle), professional, attention to detail and results oriented."
Ken M. Durant, OK
Let's find your Texoma home
Tell us your area, budget, timeline, and must-haves — we'll set up a custom search, send new listings the moment they hit, and schedule tours around your life. Relocating? We do live video tours too. 📞 (580) 217-7435
Get Your Personalized Texoma Home Search
How do I make a winning offer in Texoma?
A strong offer isn't always the highest price. Sellers also weigh financing strength (a full pre-approval from a reputable, often local lender), earnest money, a reasonable option or inspection period, a closing date that fits their timeline, and clean terms with few special requests. We run comparable sales on every home you're serious about, so you know what it's really worth before you write — and we protect you with the right contingencies (financing, appraisal, inspection, and sale of your current home when needed).
What should a home inspection check in Texoma?
🏚️ Foundation
Expansive clay soils are common — look for cracks, uneven floors, and sticking doors.
🌩️ Roof
Hail damage and roof age affect insurance cost and insurability.
❄️ HVAC
Age and condition matter — replacing a system is expensive, and summers are hot.
🐜 Termites
A separate wood-destroying insect inspection is common and often required by lenders.
🚽 Septic & well
Order a septic inspection and water test on rural properties.
⚓ Docks & outbuildings
Docks, lifts, seawalls, shops, barns, and fencing on lake and acreage properties.
Protect yourself from wire fraud
Your lender sends a Closing Disclosure at least three business days before closing — compare it to your Loan Estimate. Only wire funds after confirming instructions by phone at a number you already know. Title companies will not change wiring instructions by email.
Your house-hunting checklist 📝
🏠 The home
Price, beds/baths, square feet, lot size, year built, roof and HVAC age, foundation type, garage or shop, sewer or septic, water source.
❤️ What I loved
Layout, kitchen, storage, natural light, outdoor space, views.
⚠️ What worried me
Cracks, stains, smells, drainage, noise, needed updates.
🏘️ The neighborhood
Commute, schools, shopping, traffic, lake or park access, HOA rules, internet options — and an overall 1–10 rating.
Want a printable version? Call or text us and we'll send one over.
Biggest mistakes Texoma buyers make
Shopping before pre-approval
You may fall for a home you can’t win.
Assuming lake view = lake access
A view doesn’t guarantee a dock or water access.
Skipping the survey or septic check
Especially on acreage and rural homes.
Not budgeting for insurance
Hail, wind, and flood coverage can be significant.
Buyer FAQs
What’s the best time of year to buy a home in Texoma?
Spring and summer bring the most listings; fall and winter often bring less competition and more motivated sellers. For lake homes, off-season shopping can mean better negotiating room.
Can I buy a home in Oklahoma if I live in Texas (or vice versa)?
Yes. Anyone can buy on either side — just work with an agent licensed in the state where the property sits. We’re licensed in both.
Can I see homes virtually if I’m relocating?
Yes. We do live video tours and can handle much of the process remotely, and closings can often be done with a mobile notary.
How much earnest money should I offer?
It varies by price and market, commonly around 1% of the purchase price. It’s held by the title company and applied to your costs at closing.
What happens if the appraisal comes in low?
You can ask the seller to lower the price, bring extra cash, split the difference, challenge the appraisal with better comps, or (with an appraisal contingency) walk away.
Should I buy a home warranty?
It can be worth it on older homes. Sellers sometimes pay for one as a concession — just ask.
How do I get notified about new listings?
Create a free account with our advanced search and save a search, or call us and we’ll set up custom alerts for you.
What should I do after I close?
File your homestead exemption, change the locks, set up utilities, and save your closing documents.
More questions? See our full Texoma real estate FAQ. Selling first? Read our guide to selling your Texoma home.
Latest buyer tips from our blog
Fresh articles on financing, lake homes, land, and Texoma neighborhoods — this section updates automatically as we publish.
Buyer Guides & Tips
Ready to start your Texoma home search?
Local Roots. Real Results. — Love My Texoma Home Team | Regal Realtors (TX) | B&J Co. (OK)
📞 Call or Text (580) 217-7435Get My Custom Home SearchWhat's your home worth?
Have a top local Realtor give you a FREE Comparative Market Analysis
Guides & Resources
For Buyers
Buying a Home in TexomaFirst-Time Home Buyer ProgramsNative American Homebuyer ProgramsThe Closing ProcessNew Construction GuideBuying Land & AcreageLenders & Local Pros @ Copyright 2026, AgentLoft.com - Powered by AgentLoft