Photo: Pubdog · Public domain121 homes sold in Shady Side in the last year, at a typical $464K
Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Shady Side homes are listed.
Every place Shady Side homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Shady Side.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 100% of Shady Side’s sales, at a typical $464K
121 homes sold in the year to May 2026.
typical sale · 121 sold in 12 months
- Per square foot
- $303MD $239
- Days to sell
- 45
- Sold over asking
- 30%
- Listings with a price cut
- 22%
About as many homes sell as usual, at 1.8 times the 2016 price
121 sales in the last year, against 171 in 2021 and a low of 78 in 2012. The typical sale went from $261K in 2016 to $464K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $450K buys in Shady Side
Check a listing against what Shady Side homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Shady Side are more common than before the pandemic, but half fewer homes come up for sale
We read every month of Shady Side’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 121 sales.
If you’re buying in Shady Side
- Shop in March. It brings about 20 new listings a month, close to the busiest month, with fewer bidding wars (18% over asking).
- Less room to haggle. Only 22% of listings cut their price, against 31% before the pandemic.
- Bid near asking. Buyers paid 98.5% of the list price on average; 30% paid over.
- Move fast on good ones. 45% of homes are under contract within two weeks.
Spring brings both the most homes and the most bidding wars
March has the most new listings (about 20 a month), but May is the most competitive: 35% of May sales close over asking. March has the least competition (18%).
Averages for each calendar month, 2015 on.
Nearly as heated as 2021, and about like Maryland as a whole
| Shady Side now | 2017–19 | 2021 peak | MD now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 30% | 14% | 39% | 34% |
| Gone within two weeksShare of homes under contract within 14 days | 45% | 16% | 49% | 41% |
| Listings with a price cutShare of homes for sale that cut their price | 22% | 31% | 28% | 27% |
| Price paid vs. askingAverage sale price ÷ list price | 98.5% | 97.3% | 100.3% | 99.8% |
| Days to sellMedian days from listing to contract | 45 | 69 | 34 | 43 |
28 homes for sale on a typical day
That’s 1.5 times the 2023 low (18), 46% fewer than in 2017–19 and well under 2015’s 80.
1 in 4 listings has cut its price
22% in the last year, against 31% in 2017–19 and 27% across Maryland.
Shady Side ranks 130th of 185 busy Maryland markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Shady Side is in the middle of the pack.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Shady Side home costs about $2,754 a month
Price: Shady Side’s typical sale, last 12 months. Property tax at Shady Side’s 0.9% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Shady Side is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in March
The month with the most choice. December has the fewest, about 6.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $464K home, about $4,000 a year.
Taxes vs. neighborsSchools
The schools grade for Shady Side, from test results, graduation and how much students grow.
Schools in Shady SideTypical commute
The average one-way trip to work for people who live in Shady Side.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Deale, Edgewater and North Beach sell for less a square foot; Annapolis Neck for far more
The busier markets within 25 miles of Shady Side, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Annapolis Neck | 195 | $887K | $382 | 27% | 50 |
| Edgewater | 157 | $503K | $284 | 34% | 41 |
| Mayo | 148 | $719K | $300 | 26% | 51 |
| Shady Side | 121 | $464K | $303 | 30% | 45 |
| Deale | 83 | $468K | $287 | 35% | 45 |
| Friendship | 80 | $344K | $358 | 11% | 85 |
| North Beach | 41 | $435K | $273 | 37% | 38 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Shady Side, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Shady Side. People who follow the town see it, and so do people comparing Shady Side with their own town. No commission, no listing fee.
Questions about buying a home in Shady Side
What do homes sell for in Shady Side, MD?
121 homes sold in the year to May 2026 at a typical $464K, $303 a square foot.
Is Shady Side a buyer’s or seller’s market?
A seller’s market: 25 homes were for sale in May 2026 and 15 sold, about 1.7 months of supply. Buyers paid 98.5% of asking on average, and 22% of listings cut their price.
When is the best time to buy in Shady Side?
March brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Shady Side?
About 0.9% of a home’s value a year. On a $464K home that’s near $4,000.
Where can I see homes for sale in Shady Side?
Zillow, Redfin, Realtor.com and Homes.com all carry Shady Side’s MLS listings; the search links above open each one filtered to Shady Side.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).