Neighborhoods · Sherman
Living in Bel Air Village: A Local Agent's Honest Guide
Amanda Phillips
Your Connection to the Sherman Community
Your connection to Bel Air Village
I'm Amanda Phillips, a REALTOR® with Real Broker, LLC here in Sherman. I close around 10 homes a year in Bel Air Village, and I've got current listings there right now. It's one of the communities I talk about most with buyers relocating to Sherman, because of where it sits and what's happening around it.
What it's really like
Bel Air Village sits on the southeast side of Sherman, just east of Highway 75 near the FM 1417 intersection. That's what's driving so much interest in it right now. The south side of Sherman is where the growth is happening: the new Texas Instruments plant, Global Wafers, the future H-E-B site, and the rest of the Sherman Crossroads development are all right there. Bel Air Village has become the hot topic in Sherman since it broke ground because of that location.
Downtown Sherman is a short drive north. Howe, Van Alstyne and McKinney are directly south along Highway 75.
The first thing I tell buyers when I drive them through is that you don't understand the scale of this place from the entrance. It isn't one group of similar houses. There's a townhome section, several single-family sections, and a lot more still planned. I usually show buyers the dog park and playground, then point out where the future amenities are supposed to go, because right now some sections are much further along than others.
The townhomes feel more compact. The single-family sections give buyers more choice in floor plans, styles, and price points. The builders currently active in the community are D.R. Horton, The New Modern Home, DRB Homes, HistoryMaker Homes, Chesmar Homes, and Highland Homes. With that many builders working the same development, it doesn't look the same from one section to the next.
What surprises most buyers is realizing how much of the community still hasn't been built. It's already large, and when I show them the undeveloped sections, they understand they're buying into something that keeps changing for years. That can be exciting because of what's coming, but it also means living around construction for a while.
What only a local knows
Bel Air Village is still becoming what it's going to be, so I evaluate every lot individually rather than calling a whole street good or bad. Here's what I'd tell a friend before they buy.
The lot and section can matter as much as the house
I favor the streets farther back in the development. They feel quieter and more removed from FM 1417, Highway 75, and the activity near the entrances.
Stand outside before you decide
I don't have one street I automatically steer everyone away from, because noise and activity vary lot by lot. Get out of the car, listen for road noise, watch the construction traffic, and look at what's likely to get built behind or beside the property.
A quiet open field today could be another phase next year
Vacant land near a home can become another residential section, apartments, amenities, or commercial space. I check the current development plans before a buyer commits to a lot.
Interior single-family lots tend to hold up best
For long-term value I lean toward interior lots with less through traffic, with some separation from the townhomes, the main roads, and the higher-density sections.
Near the amenities, not on top of them
A lot near the planned amenities can help resale, but backing directly up to a playground or dog park usually means more activity than most buyers expect. Close enough to walk there tends to be the better balance.
The builder mix cuts both ways
So many builders competing in one development means plenty of choice and plenty of incentives, but a newer phase or a discounted builder home could compete with your resale down the road.
Don't buy the incentive
The lot, the location within the community, and the quality of the actual home are what matter once that incentive is forgotten.
Get out of the car and stand outside the home for a few minutes before you decide. A quiet open field today could be another phase next year.
Who it's right for, and who it isn't
Bel Air Village works well for buyers who want a newer home in a planned, suburban setting without moving all the way south toward McKinney. It's a strong fit for people relocating to Sherman for work, buyers who need Highway 75 access, and current Sherman residents ready to leave an older home without leaving the area. Because it offers both townhomes and single-family homes, it fits more than one stage of homeownership.
It's a good fit if you're:
A buyer who wants new construction with real choices
Six builders are active here, so you can compare floor plans, finishes, and price points instead of taking one builder's word for it.
Someone relocating to Sherman for work
Texas Instruments, Global Wafers, and the rest of the south-side growth are right there, and Highway 75 access is easy.
A current Sherman resident ready to leave an older home
You get a newer home without leaving the area or giving up Sherman's shopping and restaurants.
A buyer who wants shared amenities
Sidewalks, a dog park, a playground, walking paths, and more amenities coming, including a planned resort-style waterpark.
Someone who wants lower maintenance
The townhome section works well for buyers who travel often, don't want a big yard, or are done with exterior upkeep.
Someone comfortable in a growing community
If the upside of a master-planned development still being built appeals to you, this is one of the most active places in Sherman right now.
It's probably not the right fit if:
- If you want a large lot, mature trees, or the character of an older neighborhood, this isn't it.
- If you dislike construction activity, expect trucks, dust, and shifting traffic patterns for a while yet.
- If you want full privacy, some sections are compact, especially the townhomes.
- If you want every amenity finished before you move in, the waterpark and much of the retail nearby are still planned rather than open.
- If you want certainty about what gets built around you, a lot of this development is still unbuilt land.
The honest tradeoff: buyers get a newer home, a convenient location, and the upside of a growing community, but they're buying into an area that's going to keep changing. Choose your section and lot carefully, because Bel Air Village can feel very different depending on whether you're in the townhomes, near an active construction phase, or farther back on a quiet single-family street.
The market right now
This section reflects Bel Air Village pricing and inventory as of August 2026. I refresh it every 90 days, so if you're reading this later, ask me for current numbers.
Most of the single-family homes buyers are looking at fall somewhere from the upper $200s into the upper $300s, with larger homes sometimes reaching into the low $400s. The townhomes generally run from the upper $200s to low $300s, depending on the floor plan, condition, and whether it's new construction or a resale.
This isn't a neighborhood where I'll give one HOA number for every property. The amount and what it covers can vary between the townhomes and the different single-family sections. Before a buyer makes an offer, I verify the dues and included maintenance for that specific address rather than relying on an advertised community-wide number.
The biggest market reality right now is that buyers have choices. With several builders selling in the same development, they're competing through price reductions, closing-cost assistance, and interest-rate incentives. Some homes move quickly when the price and incentive are right, but I'm also seeing homes sit for 30 to 100-plus days.
That gives buyers room to negotiate, but I tell them to look past the headline incentive. A big closing-cost credit doesn't automatically make one home the better deal. We compare the actual price, the monthly payment, the lot, the location within the community, and what the builder requires in order to get that incentive.
For sellers, the challenge is competing with brand-new inventory. A resale might sit in a quieter, more established section, have finished landscaping, or include upgrades a new home doesn't have, but it still has to be priced carefully with builders offering aggressive incentives nearby.
Life here
Bel Air Village doesn't yet have a big cluster of restaurants and shops right inside the development. Most residents drive a few minutes into Sherman, and Highway 75 makes that easy.
For coffee, I usually point people toward CJ's Coffee Café on North Travis Street or White Rabbit Coffee House downtown. Sweetberries Café is a favorite for breakfast and lunch, and Sage Café is one of my go-to lunch spots downtown.
For food, residents commonly head to Cackle & Oink BBQ, MG's for burgers, Camino Viejo Mexican Grill, La Piazza downtown for Italian, The Post downtown for casual American food and drinks, 903 Brewers, Schulman's Movie Bowl Grille when they want dinner and a movie or bowling in one stop, and Lupe's World Famous Tamales, a longtime Sherman favorite.
For everyday shopping, most residents use Albertsons, Kroger, the Walmart Neighborhood Market on FM 1417, or the larger Walmart Supercenter. For Target, Sam's Club, T.J. Maxx, and other national retailers, they typically drive to the Sherman Town Center area. H-E-B has purchased land at Sherman Crossroads near Highway 75 and FM 1417, which is especially relevant here, but more on the timing below.
For walking a dog, the easiest option is the Bel Air Village dog park and the walking paths already in the development, which is one of the amenities I show buyers on our tours. For a longer walk or more open space, residents go to Fairview Park, which also has the fenced Sherman Dog Park, Herman Baker Park for wooded trails and a walk around the lake, Pecan Grove Park for trails and the pond, and Binkley Park for walking and mountain bike trails.
If someone wants the most walkable restaurant and coffee experience, they'll drive downtown, park, and walk between places like White Rabbit, Sage Café, La Piazza, and The Post. Bel Air Village itself is more of a drive-to-your-errands community right now, though that could change as Sherman Crossroads and the area around it keep developing.
What's changing
The biggest thing buyers need to understand is that Bel Air Village is still in the middle of becoming the community it was originally planned to be.
More phases and more inventory
More single-family phases are being built and more homesites released. The streets, views, and traffic patterns buyers see today won't necessarily stay the same.
A resort-style waterpark instead of the lagoon
The original lagoon concept has shifted to a planned resort-style waterpark within the development, announced with a target opening in 2027. Treat it as planned, not guaranteed. Ask whether resident admission will be included, discounted, or open to the public.
Sherman Crossroads keeps developing
Across Highway 75, Sherman Crossroads should eventually bring more shopping, restaurants, medical services, and everyday conveniences close to home.
H-E-B owns its future site
H-E-B has purchased land near the northwest corner of Highway 75 and FM 1417 and infrastructure work is underway, but there's no confirmed opening date yet. I'd never tell a buyer to base a purchase on the store opening by a specific date.
Road work along Highway 75 and FM 1417
Long-term those improvements are meant to improve access. Short-term, expect construction traffic and some congestion.
The upside is that Bel Air Village should become a lot more connected to shopping, dining, and entertainment over time. The tradeoff is that buying now means being comfortable living in an active growth area, not a finished neighborhood where everything around you is already settled.
Bel Air Village FAQ
Which builders are currently selling in Bel Air Village, and what's the difference between them?
D.R. Horton, The New Modern Home, DRB Homes, HistoryMaker Homes, Chesmar Homes, and Highland Homes are all active in the community. Each one brings different price points, floor plans, and standard finishes, and I walk buyers through which builder fits their budget and style rather than assuming one is automatically the best choice.
Are the builder incentives real, or are they built into the price?
They're generally real, but the total picture matters more than the headline number. I tell buyers to compare the actual price, the monthly payment, and what the builder requires in order to receive that incentive, not just the credit amount itself.
Do I have to use the builder's lender to get the incentive?
In many cases, yes, some or all of the incentive is tied to using the builder's preferred lender. I always compare that offer against local lenders so my buyers know exactly what they're giving up or gaining either way.
Why do I need my own agent if the builder has a salesperson on-site?
Because the builder's on-site representative works for the builder, not for you. I represent your interests in the negotiation, the walkthrough, and everything in between, and it typically doesn't cost the buyer anything extra to have that representation.
Is it better to live farther back in the development?
I generally think so, and it's what I point my own buyers toward. The interior streets tend to feel quieter and more removed from the traffic near FM 1417, Highway 75, and the main entrances, but I still evaluate every lot individually rather than ruling out an entire section.
What will eventually be built behind or beside a specific lot?
That depends entirely on the section and the current development plans, which is why I always check on it before a buyer commits to a lot. Open land next to a home today doesn't mean it stays open. It could become another residential phase, amenities, or something else entirely.
How does the townhome HOA compare to single-family HOA?
They're not the same, and I don't quote one number for the whole community. I verify the dues and what's included for the specific address before a buyer makes an offer, because two homes at similar prices can carry very different costs.
Can you hear the neighbors in the townhomes?
I haven't had buyers report that as an issue, but it's a fair question given how the townhomes are laid out more compactly than the single-family sections. I encourage buyers to visit at different times of day if that's a concern.
How does townhome resale compare to single-family resale?
Both have moved for my clients, but they attract different buyers. Townhomes tend to appeal to people who want lower maintenance, while single-family homes draw buyers who want more space and a yard. I factor that into pricing conversations with sellers in either product type.
Which amenities are open now, and what's still planned?
The dog park, playground, and walking paths are open now. A resort-style waterpark is planned with a target opening in 2027, but I tell buyers to treat that as planned, not guaranteed, until it's further along.
How can a resale compete with new builder inventory nearby?
It usually comes down to condition, location within the community, and pricing it correctly from day one. A resale in a quieter section with finished landscaping can compete, but sellers need to price against what builders are actively offering, not against last year's comps.
Is there noticeable highway or road noise?
It depends heavily on the lot. Homes closer to FM 1417 or Highway 75 tend to have more traffic noise, while the interior streets are quieter. I always recommend standing outside the actual home before deciding.
A real story from Bel Air Village
Earlier this year, I worked with a couple who wanted out of yard work for good. They were set on a new construction Highland Homes townhome in Bel Air Village, but they had to sell their current Sherman home first to make it happen. Timing that kind of move is never simple. Between the bridge loan we arranged through our local mortgage lender and the fact that their home went under contract fast, we made it work. They closed on their new townhome without the gap most buyers worry about in that situation.
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Tell me what you're looking for and I'll tell you honestly which section and which builder I'd pick if it were me.
Talk soon,
Amanda