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City · 11,983 residents · Pasco County, Florida

Shady Hills , Florida

In Shady Hills, a typical home is worth $233,200 and typical rent is $993 a month. Compared with all of Pasco County, typical rent is 34% lower, the typical home value is 22% lower, and the share of households that own their home is 15 points higher.

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  • Typical home value

    $233,200

    22% below the county

    35% below Florida

    • Shady Hills
    • Pasco
    • Florida

  • Typical rent

    $993a month

    34% below the county

    41% below Florida

    • Shady Hills
    • Pasco
    • Florida

  • Typical household income

    $68,409a year

    3% below the county

    8% below Florida

    • Shady Hills
    • Pasco
    • Florida

  • Households that own their home

    91%

    15 points above the county

    23 points above Florida

    • Shady Hills
    • Pasco
    • Florida

Source: U.S. Census Bureau, Average 2020–2024

Shady Hills is in Pasco County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Pasco County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Shady Hills apart

What this place has that others do not, from public data, most unusual first.

  1. Shady Hills has the 22nd lowest typical rent of the 471 cities in Florida with more than 5,000 people ($993).

  2. 91% of households in Shady Hills own their home, against 76% in Pasco County.

  3. Nearby, in Bayonet Point, the typical home value is $177,000: 24% less than in Shady Hills ($233,200).

  4. The typical home in Shady Hills is worth $233,200, 22% less than in Pasco County as a whole ($300,900).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Shady Hills

What homes there are in Shady Hills, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house is still the most common home in Shady Hills, but it weighs less than in Pasco County: 50% against 64%.

Mobile homes are 48% of homes in Shady Hills, more than in Pasco County (17%).

Year built

The typical year built in Shady Hills is 1990, about the same as in Pasco County (1992).

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

The FHA loan limit for Pasco County is $541,287, and about 90% of owner-occupied homes in Shady Hills are worth less than that.

Monthly rent with utilities

With a mortgage

$1,574 a month

Pasco County: $1,817 a month

Without a mortgage

$440 a month

Pasco County: $536 a month

Owners with a mortgage

46%

Pasco County: 57%

The typical cost for an owner with a mortgage in Shady Hills is $1,574 a month, less than in Pasco County ($1,817); without one, $440.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Homes in Shady Hills gained value more slowly than in Pasco County: 68% since 2015–2019, against 86%.

The typical rent in Shady Hills stayed about the same over that time: the difference is within the Census margin of error.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureShady HillsPasco CountyFloridaUnited States
Rental vacancy Unreliable estimate5.1%7.6%5.5%
Homeowner vacancy Unreliable estimate1.3%1.4%0.9%
More than one person per room Unreliable estimate2.0%3.3%3.4%
People per household 3.102.562.512.53
Drive alone 68%68%70%69%
Carpool 12%9%9%9%
Public transit Unreliable estimate0%1%3%
Walk or bike Unreliable estimate1%2%3%
Work from home 16%20%16%15%
Other means Unreliable estimate2%2%2%
Typical commute Unreliable estimateUnreliable estimate20 to 29 minutes20 to 29 minutes

Households in Shady Hills are bigger: 3.10 people on average; in Pasco County, 2.56.

More people carpool to work in Shady Hills than in Pasco County: 12% against 9%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Shady Hills?

A typical home is tight for the typical income

We start with a typical home in Shady Hills, worth $233,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 33% of the typical household income in Shady Hills, which is $68,409 a year. For that payment to be 28% of income, a household would need to earn about $79,977 a year.

The calculator's FHA and conventional loan limits are those of all of Pasco County.

Your numbers

Local data
$

Starts at the typical home value in Shady Hills. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $8,162 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,866

at 7.18% · 30 years

Loan amount
$228,976
Total interest
$329,443
Paid off in
November 2056

Includes $3,938 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,596 a month

  • Tight

    $1,596 to $2,052 a month

    Your payment · 33%

  • Hard

    more than $2,052 a month

Compared with the typical household income in Shady Hills ($68,409 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,866
Principal & interest$1,551
Property tax$115
Home insurance$97
FHA mortgage insurance (MIP)$103

You need at least $8,162 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Shady Hills and Pasco County

Shady Hills is in Pasco County, Florida. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Shady Hills's own numbers

Typical home value
$233,200
Typical monthly rent
$993
Typical yearly household income
$68,409
Households that own their home
91%
Effective property tax rate
0.59%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Pasco County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,917
Price change over 5 years (FHFA)
+69%
Homes in a high flood-risk zone
16%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Pasco County.

Everything about Pasco County

Buying

Buying a home in Shady Hills

A typical home in Shady Hills is worth $233,200: 22% below the county and 35% below Florida. With the typical household income in Shady Hills ($68,409 a year), a typical home costs 3.4 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Shady Hills 3.4 years
  • Pasco 4.3 years
  • Florida 4.8 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Pasco County

According to FHFA’s house price index, home prices in Pasco County rose 167% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Pasco County.

Period County Florida U.S.
Last year (2025) −2.6% −0.5% +2.9%
5 years (2020–2025) +69% +60% +47%
10 years (2015–2025) +167% +127% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Shady Hills next to Pasco County, Florida and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Shady Hills $233,200
  • Pasco $300,900
  • Florida $359,000
  • United States $332,700
Typical monthly rent
  • Shady Hills $993
  • Pasco $1,505
  • Florida $1,669
  • United States $1,413
Typical yearly household income
  • Shady Hills $68,409
  • Pasco $70,492
  • Florida $74,568
  • United States $80,734
See the full table
Shady Hills next to Pasco County and Florida
Measure Shady Hills Pasco County Florida U.S.
Typical home value $233,200 $300,900 $359,000 $332,700
Typical monthly rent $993 $1,505 $1,669 $1,413
Typical yearly household income $68,409 $70,492 $74,568 $80,734
Households that own their home 91% 76% 68% 65%
Typical yearly property tax $1,383 $2,206 $2,730 $3,119
Effective property tax rate 0.59% 0.73% 0.76% 0.94%
Renters with high rent for their income 51% 55% 60% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Pasco County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Shady Hills

For a typical $233,200 home in Shady Hills, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Shady Hills's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,866a month

    Least cash to close
    Down payment
    $8,162
    Cash to close
    $15,158
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $103

  • Conventional, 5% down $1,823a month

    Down payment
    $11,660
    Cash to close
    $18,656
    Rate
    7.18%
    Mortgage insurance
    PMI · $111

  • Conventional, 20% down, no PMI $1,476a month

    Down payment
    $46,640
    Cash to close
    $53,636
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,691a month

    Down payment
    $34,980
    Cash to close
    $41,976
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Shady Hills and for Pasco County.

Property tax

Effective rate in Shady Hills

0.59%of the home’s value each year

$1,383 a year for the typical owner in Shady Hills.

  • Shady Hills 0.59%
  • Pasco 0.73%
  • Florida 0.76%

What Florida publishes Homestead exemption (Florida Department of Revenue)

Exemptions and deadlines in Florida

Flood risk in Pasco County

FEMA does not publish these numbers by city: they are for all of Pasco County.

Homes in the high-risk zone
16%
35,604
Of those, with NFIP insurance
47%
County Florida U.S.
Homes in the high-risk zone 16% 13% 3.5%
Of those, with NFIP insurance 47% 67% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Shady Hills

Typical rent in Shady Hills is $993 a month: 34% below the county. In Shady Hills, 51% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Pasco County, by unit size. To pay the 2-bedroom one ($1,917 a month) without spending more than 30% of your income, you would need to earn $36.87 an hour working full time.

HUD fair market rent for all of Pasco County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,597 $30.71 $63,880
1 bedroom $1,648 $31.69 $65,920
2 bedrooms $1,917 $36.87 $76,680
3 bedrooms $2,448 $47.08 $97,920
4 bedrooms $2,977 $57.25 $119,080

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Shady Hills

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Shady Hills is in ZIP code 34610.

For 2 bedrooms it is $1,710: $207 less than the fair market rent for Pasco County ($1,917).

  • 34610 $1,710$2,180

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Shady Hills when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Shady Hills

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Pasco County. The nearest ones are below; many serve by phone or online.

A grandmother smiles, seated at home.

HUD counseling is free or low-cost

Assistance programs in Shady Hills

No down payment, repair or rent-help program on our list is for Shady Hills or Pasco County. The ones below are statewide in Florida: they work in Shady Hills the same as in the rest of the state.

Which programs do I qualify for? All programs in Florida

Housing counselors near Shady Hills

The HUD-approved agencies closest to the center of Shady Hills, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Operation Hope- Tampa

    2208 E Fowler Ave, Tampa · 25 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 3 more
    (813) 867-9658

  • Housing and Education Alliance

    9215 N Florida Ave Ste 104, Tampa · 26 miles away · Spanish

    • Mortgage delinquency and default
    • Fair housing pre-purchase workshops
    • and 3 more
    (813) 932-4663

  • NSC (naca Counseling Subsidiary) - Tampa, FL

    3824 W. Sligh Avenue, Tampa · 27 miles away · Spanish

    Also serves in Portuguese.

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (813) 287-5051

All counseling agencies in Florida

Help in Spanish near Shady Hills

3 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Shady Hills

HUD’s record names them for Shady Hills or Pasco County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Pasco County Housing Authority Public housing and Section 8 vouchers (352) 567-0848

All housing agencies in Florida Source: HUD

Cities

Other cities in Pasco County

These cities are also in Pasco County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Pasco County Housing in Florida
See 7 more cities in Pasco County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to Shady Hills, with the typical home value.

Neighboring counties

If Pasco County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Shady Hills.

All guides
Two parents walk hand in hand with their little daughter.

Questions

Housing questions about Shady Hills

Short answers with the numbers for Shady Hills and all of Pasco County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Shady Hills?

The typical home value in Shady Hills is $233,200, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Pasco County it is $300,900.

How much does it cost to rent in Shady Hills?

Typical rent in Shady Hills is $993 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Pasco County is $1,917.

What is the FHA loan limit in Shady Hills?

Shady Hills uses the FHA limit for all of Pasco County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Shady Hills?

The typical homeowner in Shady Hills pays $1,383 a year, according to the U.S. Census Bureau. That is 0.59% of the home’s value; in Pasco County, the rate is 0.73%.

Where can I find free help to buy or rent in Shady Hills?

We found no HUD-approved counseling agencies with an office in Pasco County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).