Relocation Guide
Moving to Texoma: Your Guide to Relocating to North Texas & Southern Oklahoma
More house for the money, lake life, small towns, and new jobs — about an hour north of Dallas. Here's what to know before you move.
Quick answer: Texoma is the Red River region along the Texas–Oklahoma border, centered on Lake Texoma. People move here for lower home prices than DFW, lake access, acreage, and a slower pace — while Sherman and Denison sit roughly an hour north of Dallas on US-75, and Durant about an hour and a half. You can live in Texas (no state income tax) or Oklahoma (usually lower home prices and property taxes) and still work in either.
Why are people moving to Texoma?
We meet new neighbors every week who came from Frisco, McKinney, Plano, Oklahoma City, California and beyond. The reasons are usually the same:
🏡 More home for the money
Home prices and lot sizes stretch further than in most of DFW.
🚤 The lake
Boating, striper fishing and sunsets on one of the biggest lakes in the region. See Living the Lake Life.
💼 New jobs
Semiconductor investment in Sherman, plus healthcare, education, manufacturing, casinos and tribal employers. Read Sherman: Silicon Valley of North Texas.
🌾 Room to breathe
Acreage, barndominiums, horses and space between neighbors.
🏘️ Small-town feel
Historic downtowns, Friday night football, and people who wave.
🛣️ Still close to DFW
Airports, sports, concerts and big-city shopping are a day trip away.
How far is Texoma from Dallas?
Drive times are approximate and depend on traffic and exactly where you're going in the Metroplex.
| From | To downtown Dallas | To McKinney / Frisco | Notes |
|---|---|---|---|
| Sherman, TX | About 1 hour | About 35–45 min | Straight shot down US-75 |
| Denison, TX | About 1 hr 10 min | About 45–50 min | Historic downtown, lake access |
| Pottsboro, TX | About 1 hr 15 min | About 50–60 min | Texas side of the lake |
| Van Alstyne / Howe, TX | About 50 min | About 25–35 min | Fast-growing US-75 corridor |
| Durant, OK | About 1.5 hours | About 1 hr 10 min | Via US-75 / US-69 |
| Kingston, OK | About 1 hr 45 min | About 1 hr 20 min | Oklahoma side of the lake |
Should I live in Texas or Oklahoma?
This is the question we get most. Here's the simple version — talk to a CPA about your own situation.
| Texas side | Oklahoma side | |
|---|---|---|
| State income tax | None | Yes (top rate under 5%) |
| Property taxes | Higher — often roughly double OK | Generally lower |
| Home prices | Often higher near US-75 and DFW | Often lower for similar homes |
| Homestead exemption | Yes — file with the appraisal district | Yes — file with the county assessor |
| MLS & contracts | NTREIS, TREC contracts | MLS Technology, OREC forms |
| Good fit for | High earners, DFW commuters | Retirees, budget-minded buyers, tribal members |
Deep dive: Cost of Living: Denison vs. Durant and our TX vs. OK buying comparison.
Which Texoma town is right for me?
Sherman, TX
Jobs, shopping, new construction and the fastest growth in the area. Sherman guide
Denison, TX
Historic Main Street, arts, and quick lake access. Denison guide
Pottsboro, TX
Lake living with marinas and quiet neighborhoods. Pottsboro guide
Durant, OK
University town with a casino resort, hospital and growing neighborhoods. Durant guide
Kingston, OK
Oklahoma-side lake town with a tourism boom. Kingston guide
Ardmore, Atoka, Hugo & Tishomingo, OK
Small-town Oklahoma with more land for the money. Ardmore · Atoka · Hugo · Tishomingo
Not sure where to start? See the Texoma area overview or browse city & community spotlights.
Browse homes across Texoma
Your Texoma moving checklist
Pick your side of the river
Compare taxes, commute and schools for Texas vs. Oklahoma.
Tour virtually, then in person
We do live video tours so you can narrow the list before you drive up.
Write a smart offer
Local contracts, inspections, and option or inspection periods differ by state — we handle both.
Line up utilities
Many rural and lake homes use co-op electric, rural water districts, wells and septic. We'll tell you who to call.
File your homestead
After closing, file your homestead exemption to lower your property taxes.
Life in Texoma: the essentials
Schools
Each town has its own district, plus Austin College in Sherman, Southeastern Oklahoma State University in Durant, and Grayson College. Read schools & family life.
Healthcare
Hospitals in Sherman, Denison and Durant, with bigger specialty care in DFW.
Weather
Hot summers, mild winters with occasional ice storms, and a spring storm season. Budget for good insurance.
Utilities outside town
Expect co-op electric, rural water or wells, septic, and sometimes propane. Internet options vary a lot — check before you buy.
Things to do
The lake, state parks, wildlife refuges, wineries, casinos, and festivals. See things to do & local events.
Relocation clients 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."
Cody J. Google review · Sherman, TX
"I felt completely at ease, comfortable and secure… All was explained in detail, in layman's terms easy to understand."
Donice L. Denison, TX
"Brian and Jonelle are the best people to help you. I love the way they answer questions and go way beyond to make sure you're a happy customer."
Rhonda L. Google review · Colbert, OK
Plan your move with Brian & Jonelle
Tell us where you're coming from, your budget, and what matters most. We'll send listings that fit and set up tours around your trip. 📞 (580) 217-7435
Start My Texoma Home Search
Moving to Texoma FAQ
Is Texoma a good place to live?
For people who want more space, lower costs than DFW, lake access and small-town life, yes. Summers are hot and some areas are rural, so it's worth a visit first.
Is it cheaper to live in Oklahoma or Texas?
Oklahoma usually has lower home prices and property taxes; Texas has no state income tax. The better deal depends on your income and home price.
Can I live in Oklahoma and work in Texas?
Yes, lots of people do. Talk with a tax professional about how income tax applies to you.
What are the biggest employers?
Healthcare, education, manufacturing, semiconductors in Sherman, casinos and hospitality, and tribal governments.
Is Texoma growing?
Yes — especially along US-75 in Sherman, Denison, Van Alstyne and Howe, and in the Durant–Calera area.
Can I buy a home before I move?
Absolutely. We do video tours, e-signing and remote closings for out-of-town buyers.
Where do DFW transplants usually buy?
Sherman, Denison, Van Alstyne and Pottsboro for commuters; Pottsboro, Kingston and the lake for weekenders; Durant and Calera for value.
Relocation Guides
Ready to call Texoma home?
Two-state experience, one team. Let's find the right town and the right house.
Plan My MoveBuyer's GuideCall (580) 217-7435Love My Texoma Home Team | INC Realty — Local Roots. Real Results. Drive times and tax information are general estimates — confirm details for your situation.