53 homes sold in Shady Hollow in the last year, at a typical $633K
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 Hollow homes are listed.
Every place Shady Hollow 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 Hollow.
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 Hollow’s sales, at a typical $643K (year to May 2026)
53 homes sold in the year to September 2026.
typical sale · 60 sold in the year to May 2026
- Per square foot
- $291TX $173
- Days to sell
- 53
- Sold over asking
- 25%
- Listings with a price cut
- 32%
Fewer homes sell than a decade ago, at 1.7 times the 2016 price
53 sales in the last year, against 88 in 2016 and a low of 39 in 2024. The typical sale went from $365K in 2016 to $633K.
Source: Redfin Data Center, MLS sales; from June 2026 each month is a 3-month rolling window, its counts divided by 3. Typical price and $/sq ft are the monthly medians, weighted by sales. Redfin stopped publishing towns’ figures by property type after May 2026, so houses and condos are shown for the year to then.
What $650K buys in Shady Hollow
Check a listing against what Shady Hollow 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 Hollow are rarer than before the pandemic, and more homes are for sale
We read every month of Shady Hollow’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 September 2026, 53 sales.
If you’re buying in Shady Hollow
- Shop in July. It brings about 8 new listings a month, close to the busiest month, with fewer bidding wars (40% over asking).
- Bid near asking. Buyers paid 98.8% of the list price on average; 25% paid over.
- You’ll usually have time. Only 43% of homes go under contract within two weeks; the typical one takes 49 days.
Spring brings both the most homes and the most bidding wars
May has the most new listings (about 10 a month), but March is the most competitive: 47% of March sales close over asking. July offers nearly as much choice with fewer homes bid up (40%). January has the least competition (18%) but only about 3 new listings.
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and hotter than Texas
| Shady Hollow now | 2017–19 | 2021 peak | TX now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 25% | 31% | 68% | 11% |
| Gone within two weeksShare of homes under contract within 14 days | 43% | 55% | 72% | 20% |
| Price paid vs. askingAverage sale price ÷ list price | 98.8% | 99.4% | 107.5% | 96.9% |
| Days to sellMedian days from listing to contract | 49 | 21 | 34 | 74 |
13 homes for sale on a typical day
That’s 2.7 times the 2020 low (5) and 69% more than in 2017–19.
Source: Redfin Data Center, city figures, January 2012 to September 2026 (MLS sales, not seasonally adjusted; from June 2026 each month is a 3-month rolling window, its counts divided by 3). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Shady Hollow home costs about $3,801 a month
Price: Shady Hollow’s typical sale, last 12 months. Property tax at Shady Hollow’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 Hollow is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in May
The month with the most choice. December has the fewest, about 2.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $633K home, about $5,980 a year.
Taxes vs. neighborsSchools
The schools grade for Shady Hollow, from test results, graduation and how much students grow.
Schools in Shady HollowTypical commute
The average one-way trip to work for people who live in Shady Hollow.
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.
Manchaca, Buda and Belterra sell for less a square foot; Barton Creek and West Lake Hills for far more
The busier markets within 25 miles of Shady Hollow, 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 | |
|---|---|---|---|---|---|
| Austin | 9,668 | $540K | $306 | 13% | 66 |
| Buda | 209 | $402K | $188 | 14% | 75 |
| Belterra | 85 | $695K | $238 | 18% | 45 |
| Shady Hollow | 53 | $633K | $297 | 25% | 49 |
| Barton Creek | 52 | $2.7M | $578 | 4% | 86 |
| West Lake Hills | 42 | $2.4M | $685 | 8% | 71 |
| Manchaca | 33 | $468K | $211 | 19% | 61 |
Redfin Data Center, October 2025 to September 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Shady Hollow, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Shady Hollow. People who follow the town see it, and so do people comparing Shady Hollow with their own town. No commission, no listing fee.
Questions about buying a home in Shady Hollow
What do homes sell for in Shady Hollow, TX?
53 homes sold in the year to September 2026 at a typical $633K, $297 a square foot.
Is Shady Hollow a buyer’s or seller’s market?
A seller’s market: 13 homes were for sale in September 2026 and 5 sold, about 2.6 months of supply. Buyers paid 98.8% of asking on average.
When is the best time to buy in Shady Hollow?
May brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Shady Hollow?
About 0.9% of a home’s value a year. On a $633K home that’s near $5,980.
Where can I see homes for sale in Shady Hollow?
Zillow, Redfin, Realtor.com and Homes.com all carry Shady Hollow’s MLS listings; the search links above open each one filtered to Shady Hollow.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted; from June 2026 each month is a 3-month rolling window, its counts divided by 3). 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).