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City · 5,709 residents · Travis County, Texas

Shady Hollow , Texas

In Shady Hollow, a typical home is worth $755,900. Compared with all of Travis County, typical household income is 71% higher, the typical home value is 45% higher, and the share of households that own their home is 43 points higher.

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  • Typical home value

    $755,900

    45% above the county

    166% above Texas

    • Shady Hollow
    • Travis
    • Texas

  • Typical household income

    $170,217a year

    71% above the county

    117% above Texas

    • Shady Hollow
    • Travis
    • Texas

  • Households that own their home

    95%

    43 points above the county

    33 points above Texas

    • Shady Hollow
    • Travis
    • Texas

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

Shady Hollow is in Travis County. The FHA loan limit ($571,550 for a one-unit home), the fair market rents and the help on this page are those of all of Travis County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Shady Hollow apart

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

  1. 95% of households in Shady Hollow own their home, against 52% in Travis County.

  2. The typical household income in Shady Hollow is $170,217, 71% more than in Travis County as a whole ($99,611).

  3. Nearby, in Kyle, the typical home value is $334,600: 56% less than in Shady Hollow ($755,900).

  4. The typical home in Shady Hollow is worth $755,900, 45% more than in Travis County as a whole ($523,000).

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

The homes here

Housing in Shady Hollow

What homes there are in Shady Hollow, 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

Detached houses, standing on their own, make up 100% of homes here, against 52% in Travis County.

Year built

The typical home in Shady Hollow was built in 1987, 12 years before the typical one in Travis County.

In Shady Hollow, 95% of homes have 3 bedrooms or more, more than in Travis County (53%).

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
Monthly rent with utilities

With a mortgage

$3,150 a month

Travis County: $2,634 a month

Without a mortgage

$1,088 a month

Travis County: $1,019 a month

Owners with a mortgage

68%

Travis County: 67%

Owning costs more in Shady Hollow: with a mortgage, the typical cost is $3,150 a month; in Travis County, $2,634. Without one, $1,088.

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

Shady Hollow does not have the same boundaries as in 2015–2019: that is why there is no change to compare. For reference, in Travis County the typical home value rose 61%.

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 HollowTravis CountyTexasUnited States
Rental vacancy Unreliable estimate4.6%7.7%5.5%
Homeowner vacancy Unreliable estimate0.8%1.1%0.9%
More than one person per room Unreliable estimate3.8%4.8%3.4%
People per household 2.922.232.692.53
Drive alone 44%57%71%69%
Carpool Unreliable estimate7%10%9%
Public transit Unreliable estimate2%1%3%
Walk or bike Unreliable estimate3%2%3%
Work from home 38%30%14%15%
Other means Unreliable estimate2%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

More people live in each home here: 2.92 on average, against 2.23 in Travis County.

Working from home is more common in Shady Hollow: 38%, against 30% in Travis County.

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 Hollow?

A typical home costs more than the typical income allows

We start with a typical home in Shady Hollow, worth $755,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 44% of the typical household income in Shady Hollow, which is $170,217 a year. For that payment to be 28% of income, a household would need to earn about $268,688 a year. Note: at that price the loan is above the FHA limit for Travis County ($571,550), so FHA would not insure it; the payment is only a reference.

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

Your numbers

Local data
$

Starts at the typical home value in Shady Hollow. 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 $26,457 (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

$6,269

at 7.18% · 30 years

Loan amount
$742,208
Total interest
$1,067,864
Paid off in
November 2056

Includes $12,765 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $3,972 a month

  • Tight

    $3,972 to $5,107 a month

  • Hard

    more than $5,107 a month

    Your payment · 44%

Compared with the typical household income in Shady Hollow ($170,217 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$6,269
Principal & interest$5,028
Property tax$592
Home insurance$315
FHA mortgage insurance (MIP)$334

This loan is over the FHA limit

You'd borrow $729,443, but the FHA limit for a one-unit home in Shady Hollow is $571,550. You'd need a bigger down payment or a different loan.

You need at least $26,457 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 Hollow and Travis County

Shady Hollow is in Travis County, Texas. 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 Hollow's own numbers

Typical home value
$755,900
Typical yearly household income
$170,217
Households that own their home
95%
Effective property tax rate
0.94%

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

Numbers for all of Travis County

FHA limit, one-unit home
$571,550
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,817
Price change over 5 years (FHFA)
+32%
Homes in a high flood-risk zone
2%

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 Travis County.

Everything about Travis County

Buying

Buying a home in Shady Hollow

A typical home in Shady Hollow is worth $755,900: 45% above the county and 166% above Texas. With the typical household income in Shady Hollow ($170,217 a year), a typical home costs 4.4 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 Hollow 4.4 years
  • Travis 5.3 years
  • Texas 3.6 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Travis County

According to FHFA’s house price index, home prices in Travis County rose 83% in the 10 years through 2025.

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

Period County Texas U.S.
Last year (2025) −1.7% +0.8% +2.9%
5 years (2020–2025) +32% +44% +47%
10 years (2015–2025) +83% +88% +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 Hollow next to Travis County, Texas and the U.S.

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

Typical home value
  • Shady Hollow $755,900
  • Travis $523,000
  • Texas $283,800
  • United States $332,700
Typical yearly household income
  • Shady Hollow $170,217
  • Travis $99,611
  • Texas $78,476
  • United States $80,734
See the full table
Shady Hollow next to Travis County and Texas
Measure Shady Hollow Travis County Texas U.S.
Typical home value $755,900 $523,000 $283,800 $332,700
Typical yearly household income $170,217 $99,611 $78,476 $80,734
Households that own their home 95% 52% 63% 65%
Typical yearly property tax $7,140 $7,727 $4,232 $3,119
Effective property tax rate 0.94% 1.48% 1.49% 0.94%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Travis 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 Hollow

For a typical $755,900 home in Shady Hollow, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Shady Hollow's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $6,269a month

    Above the FHA limit for Travis County ($571,550)
    Down payment
    $26,457
    Cash to close
    $49,134
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $334

  • Conventional, 5% down $6,131a month

    Least cash to close
    Down payment
    $37,795
    Cash to close
    $60,472
    Rate
    7.18%
    Mortgage insurance
    PMI · $359

  • Conventional, 20% down, no PMI $5,004a month

    Down payment
    $151,180
    Cash to close
    $173,857
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $5,702a month

    Down payment
    $113,385
    Cash to close
    $136,062
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is Conventional, 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 Hollow and for Travis County.

Property tax

Effective rate in Shady Hollow

0.94%of the home’s value each year

$7,140 a year for the typical owner in Shady Hollow.

  • Shady Hollow 0.94%
  • Travis 1.48%
  • Texas 1.49%

What Texas publishes School-district homestead exemption (Texas Comptroller of Public Accounts)

Exemptions and deadlines in Texas

Flood risk in Travis County

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

Homes in the high-risk zone
2%
6,184
Of those, with NFIP insurance
53%
County Texas U.S.
Homes in the high-risk zone 2% 4.1% 3.5%
Of those, with NFIP insurance 53% 48% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Shady Hollow

The Census Bureau publishes no typical rent for Shady Hollow. Below are the fair market rents for Travis County.

HUD publishes a fair market rent for all of Travis County, by unit size. To pay the 2-bedroom one ($1,817 a month) without spending more than 30% of your income, you would need to earn $34.94 an hour working full time.

HUD fair market rent for all of Travis 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 $1,447 $27.83 $57,880
1 bedroom $1,530 $29.42 $61,200
2 bedrooms $1,817 $34.94 $72,680
3 bedrooms $2,292 $44.08 $91,680
4 bedrooms $2,689 $51.71 $107,560

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 Hollow

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Shady Hollow has 2 ZIP codes with their own.

For 2 bedrooms it runs from $1,910 in 78748 to $2,730 in 78739.

2 of the 2 are above the fair market rent for Travis County ($1,817).

  • 78739 $2,730$3,440
  • 78748 $1,910$2,410

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Shady Hollow 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 Hollow

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.

There are 3 HUD-approved agencies with an office in Travis County; 3 say they serve in Spanish.

A man smiles on a bench outside his apartment building.

HUD counseling is free or low-cost

Assistance programs in Shady Hollow

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

Which programs do I qualify for? All programs in Texas

  • My First Texas Home

    Statewide in Texas

    Texas state program for first-time buyers: a 30-year mortgage with down payment assistance. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    DeferredForgivable

    See the program Official page

  • My Choice Texas Home

    Statewide in Texas

    Texas state program with down payment assistance for any buyer, not only first-time buyers. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    DeferredForgivable

    See the program Official page

  • Texas Mortgage Credit Certificate (MCC)

    Statewide in Texas

    Limited funds remain, per the source

    Texas state certificate that turns part of your mortgage interest into a credit on your federal tax return. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    Tax credit

    See the program Official page

Housing counselors near Shady Hollow

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

  • Austin Habitat for Humanity

    500 W Ben White Blvd, Austin · 7 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    512-472-8788x122

  • BCL of Texas (business and Community Lenders)

    1011 San Jacinto Blvd Ste 500, Austin · 10 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 3 more
    (512) 912-9884

  • Frameworks Community Development Corporation

    2200 E Martin Luther King Jr Blvd, Austin · 12 miles away · Spanish

    • Mortgage delinquency and default
    • Workshops for new owners
    • and 2 more
    (512) 385-1500

Every agency in Travis County All counseling agencies in Texas

Help in Spanish near Shady Hollow

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 Hollow

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

  • Housing Authority of Travis County Section 8 vouchers (512) 854-8245

2 other authorities have an office in Travis County: see the list Source: HUD

Cities

Other cities in Travis County

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

Everything about Travis County Housing in Texas

Nearby cities

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

Neighboring counties

If Travis 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 Hollow.

All guides
A family walks a boardwalk trail in the forest; one of them uses a wheelchair.

Questions

Housing questions about Shady Hollow

Short answers with the numbers for Shady Hollow and all of Travis 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 Hollow?

The typical home value in Shady Hollow is $755,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Travis County it is $523,000.

What is the FHA loan limit in Shady Hollow?

Shady Hollow uses the FHA limit for all of Travis County (2026): $571,550 for a one-unit home and $1,099,150 for a four-unit home.

How much property tax do owners pay in Shady Hollow?

The typical homeowner in Shady Hollow pays $7,140 a year, according to the U.S. Census Bureau. That is 0.94% of the home’s value; in Travis County, the rate is 1.48%.

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

There are 3 HUD-approved counseling agencies with an office in Travis County. 3 say they serve in Spanish. 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).