Land for sale in Grayson County, TX — Texas Instruments, Preston Harbor, and Lake Texoma converging in North Texas
Grayson County is the most openly discussed land investment story in North Texas — and the fundamentals are real. Texas Instruments started production at its first $40 billion Sherman semiconductor fab in December 2025, GlobalWafers/GlobiTech is building a $5 billion neighboring facility, and the $7 billion Preston Harbor development broke ground on Lake Texoma in October 2025. Three major capital projects are now actively converting from announcement to execution.
Overview
Grayson County sits at the northern edge of the DFW growth corridor, approximately 60–75 miles north of Dallas via US-75. The county seat is Sherman; Denison sits northeast on the Lake Texoma shoreline. The county spans 979 square miles with approximately 137,000 residents — a number growing rapidly as the semiconductor employment base comes online.
Texas Instruments started production at its first 300mm wafer fab in Sherman in December 2025, with three additional fabs planned at the 1,200-acre site. The Sherman complex represents approximately $40 billion in investment and will create about 3,000 direct TI jobs. GlobalWafers/GlobiTech's separate $5 billion silicon wafer facility is being built nearby to feed the TI supply chain.
Layered on the semiconductor story is Preston Harbor — a 3,114-acre, $7 billion master-planned development on the Lake Texoma waterfront in Denison that broke ground in October 2025. Plans call for approximately 7,500 homes, a Margaritaville Resort, a 900-slip marina, and 9.5 miles of shoreline. The northward DFW growth corridor through Collin County into southern Grayson County is an independent demand driver operating regardless of the semiconductor news.
Price Corridors
Grayson County has five distinct sub-markets driven by proximity to the semiconductor campus, Lake Texoma, and the southward growth corridor.
Market Snapshot
Grayson County's market has shifted from investor-hold to active user-developer — committed capital is meeting committed projects.
Listing price and DOM data from NTREIS/BuyDirtTX research. Investment figures from public company announcements. Active listing count from aggregated MLS and land portal data. Reflects parcels 5+ acres.
Land Types
Semiconductor Corridor Development
Tracts positioned to serve TI and GlobiTech supplier networks, workforce housing, and logistics. Sites near the Sherman campus with utility access attract the strongest institutional interest.
Residential Development
Master-planned community land following the Collin County growth template northward through Gunter, Howe, and Van Alstyne. Centurion American already committed 1,500+ acres near Gunter.
Lake Texoma Recreational
Waterfront, near-water, and Corps-adjacent land on the 90,000-acre reservoir. Pottsboro, Gordonville, and Kingston. Lifestyle and recreational buyers with strong demand.
Ranch and Agricultural
Traditional cattle and hay operations in eastern and northern Grayson County. County's ag heritage is deep; ag exemption widely held on rural tracts.
Equestrian and Horse Country
Established equestrian tradition in Grayson County with training operations, breeding farms, and horse facilities. Properties with barns, arenas, and cross-fencing serve a dedicated buyer community.
Zoning & ETJ
Grayson County has no county-wide zoning in unincorporated areas. Land outside city limits and ETJs is generally unrestricted for residential, agricultural, and light commercial use.
Water & Utilities
Grayson County's water situation is more favorable than rapidly growing counties to the south — Lake Texoma provides significant regional water supply capacity.
Ag Exemptions
Agricultural exemption is widely available in Grayson County outside the active development corridors — cattle grazing, dryland farming, hay, and horse operations all qualify.
Investment
Grayson County's investment case is one of the strongest in North Texas — three independent demand drivers operating simultaneously, with the semiconductor buildout only 20% complete.
The question is not whether Grayson County will grow. It is already growing. The question is what land you buy, where it sits relative to the growth catalysts, and what timeline you are working with.
Growth Outlook
Texas Instruments started production at its first 300mm wafer fab in Sherman in December 2025 — moving the TI story from announcement to active manufacturing operations. Three additional fabs are planned at the 1,200-acre Sherman site. As fabs come online sequentially, the supplier ecosystem, workforce housing demand, and commercial services impact will compound.
The Gunter and southern Grayson County residential corridor is following the Collin County growth template actively. Centurion American owns multiple sites in Grayson County including the 678-acre Cottonwood master-planned community in Dorchester (south of Sherman) and a 500-acre tract in Gunter. This story is independent of the semiconductor news.
Preston Harbor on Lake Texoma broke ground in October 2025. Centurion American is developing the first 550-acre piece — 1,184 residential lots plus 115 estate parcels — within the broader 3,114-acre community. First residential lots are targeted for Q4 2026. Construction of major infrastructure (marina, Margaritaville Resort) follows once a new northern arterial road is completed.
Buying Here
Order a preliminary title report and verify all easements — utility infrastructure for TI has created new easement activity throughout the county.
Calculate rollback tax exposure before closing on any ag-exempt tract near development corridors.
Verify ETJ status with Sherman, Denison, Gunter, Howe, or Van Alstyne as applicable.
Confirm water provider and capacity — Sherman utility infrastructure is the most development-ready.
Get a current ALTA/NSPS survey — do not rely on older surveys given how rapidly conditions are changing.
For Lake Texoma tracts — verify Corps of Engineers boundary, setbacks, and allowable uses specifically.
County Facts
Land Buyer Index
FAQ
Land adjacent to the campus has already moved materially from 2022 levels. TI started production at fab
A 3,114-acre, $7 billion master-planned development on the Lake Texoma waterfront that broke ground in October 2025. Plans include approximately 7,500 homes, a Margaritaville Resort, a 900-slip marina, and 9.5 miles of shoreline. Centurion American is developing the first 550 acres (1,184 lots plus 115 estate parcels). First residential lots target Q4 2026.
Significant near development corridors. Development-positioned land near Sherman trading at $75K–$150K/acre with an existing ag exemption can produce five years of rollback — potentially six figures in additional tax liability. Always calculate before closing.
Generally yes — outside city limits and ETJs, Grayson County has no building type restrictions. Verify ETJ status for any property within 5 miles of a city.
Frequently severed. Grayson County has historical oil and gas activity. Verify mineral rights ownership and any existing surface use agreements before closing.
Sherman is approximately 65 miles north of Dallas — typically 60–75 minutes via US-75 depending on traffic.