Home / Market Data / Neighborhoods / Shady Hollow
Austin Neighborhood Guide
AUSTIN, TX · 78748
The South Austin neighborhood that does not make the best-of lists and consistently delivers. Developed in the 1980s and 1990s, it offers a strong HOA, community pools, tennis courts and a greenbelt buffer. Baranoff Elementary is well regarded. The homes are solid brick and stone, 1,800 to 3,500 square feet, on generous lots with mature trees, and it is quieter and less trafficked than Circle C.
Source: The Relocation Edition, 2025-2026, Mike Vilece's own market commentary as of Q1 2025, not an MLS series. Shady Hollow is smaller than a ZIP code, so there is no separate Unlock MLS median published for it the way there is for the ZIP-level areas on this site. Treat this as calibration, not a valuation. For current metro conditions see the Austin housing market data.
Deeper reading in the Relocation Guide: Shady Hollow. The figures above come from that section of the guide.
It is the South Austin neighborhood that never makes the best-of lists and consistently delivers. Strong HOA, community pools, tennis courts and a greenbelt buffer. Brick and stone homes, 1,800 to 3,500 square feet, on generous lots with mature trees. It is also quieter and less trafficked than Circle C, which is the comparison most buyers arrive with.
It sits further south than most people picture, 28 minutes to downtown, and the Brodie Lane retail is utilitarian rather than charming. Walk Score 15, groceries 22, dining 18. Nothing here is reachable on foot. Parks score 50, so the greenbelt is the exception rather than the rule.
Austin ISD: Baranoff Elementary 8/10, Bailey Middle 8/10, Bowie High 9/10. Baranoff is well regarded and the Bowie feeder is why most families look here at all. Confirm zoning by address. Baranoff and Bailey both rate 8/10, so it is a consistent chain rather than one campus carrying it.
$625,000 was my Q1 2025 read, on a range of $475K to $950K, 26 days on market. Built 1985 to 2005, so the earliest sections are reaching the age where systems come due. HOA $55/mo, effective tax ~2.02%. Homes run 1,800 to 3,500 square feet in brick and stone, which is a narrower band than most master plans.
$55/mo, which is modest for the amenity list. It backs community pools, tennis courts and a greenbelt buffer. Ask for the current dues schedule and what it covers on your specific section before you close. Dues at this level are unusual for a neighborhood with pools and courts, so read what is actually funded rather than assuming.
Quieter, cheaper and less trafficked, on the same Bailey to Bowie feeder. Q1 2025 medians were $625,000 against $750,000. Circle C gives you three pools, golf and the bigger master plan. Shady Hollow gives you pools, tennis and less traffic.
No pressure, no pitch. I'll tell you what fits and what doesn't, even when it costs me a sale.
Start the ConversationThe Relocation Guide sorts Austin into seven regions. These are the other South neighborhoods with a full guide on this site.
Neighborhood characterizations and any price bands above are Mike Vilece's own market commentary for the 2025–2026 edition, not verified market data. They need confirming for any specific property. This site does not host active listings, reach out and Mike will pull current inventory for you.