Town in Grayson County, part of the Sherman metro

Living in Preston, TX

D

615th of 745Texas towns of 1,000 to 10,000 people
Overall score 17 of 100
12th of 13 in the Sherman area

We give Preston a D. It ranks 615th of 745 Texas towns of 1,000 to 10,000 people. It does best on schools and health, and trails on getting around and internet access.

  • Errands and things to do scores low (14 of 100)
  • Getting around scores low (3 of 100)
Map of Texas showing where Preston isHoustonSan AntonioDallasAustinFort WorthPreston
Where Preston is in Texas.
Population
1,747
Median rent
$1,2898% lower than Texas
Median home value
$184,00035% lower than Texas
Household income
$65,069Median
Average commute
34 minOne way
Violent crime
No dataNo full-year report

What it's like to live in Preston

Preston sits about 17 miles from downtown Sherman, in the Sherman-Denison metro. About 1,747 people live here. It is small-town and rural in feel.

Local spots people know include Volleyball Court, The Pit and Preston Bend Park.

The median age is 55.2, 11% of households have children, 79% of homes are owned by the people living in them and the typical household earns $65,069 a year (17% lower than the Texas median).

Pros of living in Preston

No clear standouts in our data.

Cons of living in Preston

  • Higher unemployment. 12% of the labor force is out of work, against 5.3% statewide.
  • Long commutes. The average trip to work takes 34 minutes, against 27 across Texas.
  • Errands mean a drive. Compared with similar Texas places, fewer homes here are within a mile of a grocery store, pharmacy, park or clinic.
  • Natural hazard risk. FEMA rates the risk of hail and wildfires as very high here.
  • Spotty home internet. Only 75% of homes have a broadband plan.

Who Preston suits

  • FamiliesA reasonable fit. Compared with similar Texas places, it beats 45% for families.
  • Young professionalsNot the best fit: household income is 17% lower than the Texas median, with 3 restaurants and 0 cafes in town. Compared with similar Texas places, it beats 5% for young professionals.
  • RetireesNot the best fit: 10% of working-age adults are uninsured. Compared with similar Texas places, it beats 20% for retirees.
  • Remote workersNot the best fit: 75% of homes have broadband and the median rent of $1,289 is 8% lower than the Texas median. Compared with similar Texas places, it beats 2% for remote workers.
  • People on a budgetNot the best fit: the median rent of $1,289 is 8% lower than the Texas median. Compared with similar Texas places, it beats 16% for people on a budget.

Preston report card

Ten grades, one for each part of daily life we measure. Most compare Preston with other US towns of 1,000 to 10,000 people. Schools, safety and errands compare it with other Texas towns of 1,000 to 10,000 people.

  • Cost of living: grade D+

    Median rent $1,289, homes cost 2.8x income.

    26 of 100 vs US towns

  • Jobs and income: grade C-

    Median household income $65,069, 12% unemployed.

    36 of 100 vs US towns

  • Schools: grade B+

    Not enough data.

    78 of 100 vs TX towns

  • Safety: no grade

    No full year of crime data from local police.

    No score vs TX towns

  • Errands and things to do: grade D-

    1 grocery store, 3 restaurants, 5 parks mapped in town.

    14 of 100 vs TX towns

  • Getting around: grade F

    Average commute 34 min, 11% work from home.

    3 of 100 vs US towns

  • Education levels: grade D+

    9.5% have a bachelor’s degree.

    26 of 100 vs US towns

  • Health: grade C

    10% of adults uninsured.

    46 of 100 vs US towns

  • Home ownership: grade D+

    79% of homes owner-occupied.

    27 of 100 vs US towns

  • Internet access: grade F

    75% of homes have broadband.

    6 of 100 vs US towns

Where Preston stands out compared with Texas

Better than Texas

  • Homes owned by the people living in them: 79%16 points higher than Texas (63%)
  • Adults 18 to 64 without health insurance: 10%9 points lower than Texas (20%)
  • Home value to income: 2.8x22% lower than Texas (3.6x)

Worse than Texas

  • Vacant homes: 39%30 points higher than Texas (9.4%)
  • Adults with a bachelor's degree or higher: 9.5%24 points lower than Texas (34%)
  • Homes with broadband internet: 75%16 points lower than Texas (91%)

Cost of living in Preston

Preston renters pay a median of $1,289 a month, 8% lower than the statewide median. The usual rule is to spend no more than 30% of income on rent, which means earning around $52,000 a year for a median unit. Right now 66% of renters here pay more than 30% of their income on rent.

HUD sets fair market rents for this area at $1,126 for a one-bedroom, $1,395 for a two-bedroom and $1,932 for a three-bedroom (fiscal year 2027). These figures include utilities and describe a modest unit, so newer apartments often ask for more.

The median home is worth $184,000, 35% lower than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $1,007 before tax, or $1,090 with property tax. That is close to the median rent, so buying can make sense if you plan to stay.

Texas has no state income tax, but it leans on property taxes instead, though they are lighter here than in much of the state. The median homeowner in Preston pays $1,000 a year, 76% lower than the Texas median of $4,232. Budget for it, along with homeowners insurance, which our numbers do not include.

Typical rent by apartment size

Fair market rent by bedroom count in PrestonStudio$1,1021 bedroom$1,1262 bedrooms$1,3953 bedrooms$1,9324 bedrooms$2,148
HUD fair market rent for FY2027, Sherman-Denison, TX MSA. This is what a typical, modest unit rents for, including utilities.
MeasureHereTexasUS
Median rent8% lower than Texas$1,289$1,403$1,413
Median home value35% lower than Texas$184,000$283,800$332,700
Home value to income22% lower than Texas2.8x3.6x4.1x
Renters paying 30%+ of income on rent14 points higher than Texas66%52%51%
Median property tax per year76% lower than Texas$1,000$4,232$3,119
Homes owned by the people living in them16 points higher than Texas79%63%65%
Median year homes were builtAbout the same as Texas198419921980

Monthly cost to buy a median home

$1,090
Mortgage payment
$1,007
Property tax
$83
Median rent, for comparison
$1,289

Based on a $184,000 home in Preston, 20% down and a 30-year loan at 7.28% (Freddie Mac average, week of 2026-10-01). Property tax is the median paid locally, or the county median where the local figure is not published. Insurance and fees are not included.

Daily life in Preston

Everyday places mapped inside Preston, from Overture Maps. Well-known spots include Volleyball Court, The Pit, Preston Bend Park.

The average one-way commute is 34 minutes, 28% longer than the Texas average. 11% of workers work from home. Fewer than 3% walk, bike or take transit to work, so plan on driving for almost everything.

Downtown Sherman is about 17 miles away in a straight line. Many people who live in Preston work elsewhere in the metro, so test the drive at rush hour before you commit.

The median household income is $65,069, income per person is $30,167, unemployment is 12% and 9% of adults hold a bachelor's degree.

Grocery stores
1
Pharmacies
0
Restaurants
3
Cafes
0
Bars
0
Parks
5
Gyms
0
Hospitals and urgent care
0
Childcare
0
Libraries
0

Jobs, income and education

MeasureHereTexasUS
Median household income17% lower than Texas$65,069$78,476$80,734
Income per person26% lower than Texas$30,167$40,752$44,673
Unemployment rate6 points higher than Texas12%5.3%5.2%
People below the poverty line7 points lower than Texas6.7%14%12%
Adults with a bachelor's degree or higher24 points lower than Texas9.5%34%36%
Adults with a high school diploma or higher6 points higher than Texas92%86%90%
Adults 18 to 64 without health insurance9 points lower than Texas10%20%11%
Homes with broadband internet16 points lower than Texas75%91%91%

Getting to work

MeasureHereTexasUS
Average commute28% higher than Texas34 min27 min26 min
Workers who work from home4 points lower than Texas11%14%15%
Workers who work from home11%
Workers who take transit0%
Workers who walk0%
Workers who bike0%

Who lives in Preston

Under 1815%
18 to 349.3%
35 to 6442%
65 and over33%

Median age 55.2 years. 11% of households have children.

Race and ethnicity
White89%
Hispanic or Latino3.0%
Black1.4%
Asian0.7%
Other or more than one race6.2%

Shown for information only. It is never part of any grade.

Weather in Preston

Preston has a hot Texas climate. July highs average 93°F and January lows about 34°F. There are about 73 days a year at 90°F or above, and about 44 inches of rain a year.

Average monthly high and low temperatures in Preston30°50°70°90°53J57F65M73A80M88J92J93A85S75O63N54DRain

Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from Sherman, 11 mi away. Orange months average 90°F or more.

Natural hazard risk

FEMA's National Risk Index says river flooding risk is moderate, hurricane risk is low, tornado risk is high and hail risk is very high. Even in lower-risk areas, check the FEMA flood map for the exact address before you buy.

  • River floodingModerate
  • HurricanesLow
  • TornadoesHigh
  • HailVery high
  • Heat wavesHigh
  • WildfiresVery high
  • Winter stormsModerate
  • Strong windModerate

Source: FEMA National Risk Index, December 2025, Census tract level averaged for the city. Check the FEMA flood map for any address before you buy.

Places near Preston

Nearby, Pottsboro gets a B-, Denison gets a C- and Sherman gets a D-. Each is graded against Texas places of its own size, so a small town and a big city can both earn an A.

  1. B-PottsboroTown, 2,691 people7 mi
  2. C-DenisonSmall city, 25,778 people9 mi
  3. D-ShermanSmall city, 46,397 people17 mi
  4. BSouthmaydTown, 1,413 people19 mi
  5. C+WhitesboroTown, 4,173 people20 mi
  6. BBellsTown, 2,497 people22 mi

Preston in the Sherman area

How it ranks among 13 places in the metro.

  1. 1AVan Alstyne5,952 people14 mito downtown
  2. 2A-Gunter2,398 people15 mito downtown
  3. 3A-Tioga1,322 people20 mito downtown
  4. 9CWhitewright1,659 people15 mito downtown
  5. 10C-Denison25,778 people10 mito downtown
  6. 11DHowe3,689 people8 mito downtown
  7. 12DPreston1,747 people17 mito downtown
  8. 13D-Sherman46,397 people0 mito downtown

See all of the best suburbs of sherman

Living in Preston: common questions

Is Preston, TX a good place to live?

We give Preston a D. It ranks 615th of 745 Texas towns of 1,000 to 10,000 people. It does best on schools and health, and trails on getting around and internet access.

How much does it cost to live in Preston?

Renters in Preston pay a median of $1,289 a month, 8% lower than the Texas median. The median home is worth $184,000, 35% lower than the Texas median. A median home costs 2.8x the median household income, compared with 3.6x across Texas. With 20% down at a 7.28% rate, the monthly payment on a median home is about $1,090, including property tax.

Does Preston flood?

FEMA rates river flooding risk in Preston as moderate, and coastal flooding as not rated. Hazards rated high or very high here: tornadoes, heat waves, hail and wildfires. Always check the flood map for a specific address before you buy.

What is the weather like in Preston?

Summers in Preston peak at about 93°F in July, and January nights fall to about 34°F. Expect around 73 days a year at 90°F or hotter, and 44 inches of rain.

How long is the commute in Preston?

The average one-way commute is 34 min, 28% higher than the Texas average. About 11% of workers work from home. It is about 17 miles from downtown Sherman.

Sources: US Census Bureau 2020-2024 ACS 5-year and 2025 population estimates, CDC PLACES 2025, Texas Education Agency 2025 ratings, FBI Crime Data Explorer, FEMA National Risk Index, NOAA climate normals, HUD fair market rents, Overture Maps. Updated 2026-10-04. How we grade.