Shady Hollow
Wooded, established and quietly close to everything: about 2,000 homes under big trees, a community pool and tennis courts, creekside trails and a well-regarded Baranoff–Bailey–Bowie school path, right next to Circle C.
Photos via Wikimedia Commons: Larry D. Moore (CC BY 4.0), G. Lamar (CC BY 2.0), Larry D. Moore (CC BY 4.0).
Where it is & what it feels like
Shady Hollow sits in Southwest Austin off Brodie Lane, just south of Slaughter Lane, with homes on both sides of Brodie (78748 to the east, 78739 to the west). Development started in 1972 and continued in phases into the early 2000s: the original Shady Hollow, Barker Ranch, the Estates of Shady Hollow, the Enclave and the Villages of Shady Hollow.
It feels like a small town tucked inside the city: winding streets, big oaks, parks along Slaughter Creek and a homeowners association that runs its own pool, community center and tennis courts. It's a census-designated place that is only partly inside Austin city limits, which is part of why its tax rate runs lower than much of Austin.
What you'll find here
The housing stock
Mostly one- and two-story brick, limestone and siding homes from 1,400 to 4,500 sq ft, with 3–6 bedrooms. The older 1970s–80s sections have more one-stories; the Estates and later sections have larger homes and bigger lots.
Lots range from about 0.15 acre to well over an acre, many backing to trees or greenbelt, with 2–3 car garages.
Typical home
- Price range
- $425K – $1M+
- Median size
- ~2,160 sq ft
- Beds / baths
- 3–6 bd / 2–4 ba
- Built
- 1970s – early 2000s
- HOA
- ~$280 twice a year
Kien's tip: The same square footage can vary $100K+ between sections. I'll show you which streets back to the creek and which updates buyers actually pay for.
Market snapshot
12 months ending August 2026, 55 homes sold (Eleven Oaks Realty, from MLS data). Estimates; figures change monthly.
Want the actual sold comps, with photos, for the section you like?
Schools
Austin ISD, 2026–27 feeder pattern. Most of Shady Hollow is zoned to Baranoff; some homes go to Kiker.
| Level | School(s) | Note |
|---|---|---|
| Elementary | Baranoff (some Kiker) | Baranoff sits right by the neighborhood |
| Middle | Bailey Middle (some Gorzycki) | Depends on the elementary |
| High | James Bowie High | One of AISD’s most in-demand high schools |
Baranoff and Bowie serve Shady Hollow. Ratings and boundaries change, so check any address on the AISD 2026–27 school zone map and GreatSchools.
What would I pay each month?
Taxes and HOA are filled in for Shady Hollow. Change anything.
Estimate only. Rate default reflects the ~7% national 30-yr average (Freddie Mac, Sept 2026). Tax rate is the ~1.62% 2025 rate reported for Shady Hollow; homes inside Austin city limits pay more. Homestead exemptions can lower taxes. Excludes PMI.
Pools, trails & weekends
Neighborhood life
Eat & drink
Outdoors & errands
Getting around
Car-dependent. Access via Brodie Lane, MoPac, Slaughter Lane and SH-45.
Approximate drive times: bright bar = off-peak, faded bar = weekday rush hour.
The honest pros & cons
Why buyers love it
- Strong school pathBaranoff, Bailey and Bowie serve the area
- Community amenitiesPool, tennis, community center and creek trails
- Lower tax rateAround 1.6% versus about 2% in much of Austin
- Big trees, bigger lotsEstablished streets with room to breathe
What to weigh
- Older homes in places1970s–80s sections often need updates
- You’ll drive for most thingsLimited walkability outside the neighborhood parks
- MoPac and Brodie trafficDowntown can take 35–40 minutes at rush hour
- HOA and city-limit quirksConfirm HOA, MUD and city status per address
Common questions
How much does a home in Shady Hollow cost?
Most homes sell between about $425K and $1M. The median was about $630K for the 12 months ending August 2026.
What schools serve Shady Hollow?
Austin ISD. Most homes are zoned to Baranoff Elementary, Bailey Middle and Bowie High; some go to Kiker Elementary and Gorzycki Middle. Always verify the exact address.
Does Shady Hollow have an HOA?
Yes. The Shady Hollow Homeowners Association has been reported at about $280 twice a year and runs the pool, tennis courts, community center and parks. Confirm current dues before you offer.
Why are Shady Hollow property taxes lower?
Shady Hollow is a census-designated place that is only partly inside Austin city limits, so many homes don’t pay the City of Austin tax. The 2025 rate was reported around 1.62%.
Shady Hollow or Circle C?
They share much of the same school path and sit next to each other. Shady Hollow is older, more wooded and often has lower taxes; Circle C has newer sections, more pools and the Veloway at its door. I’m happy to tour both in one afternoon.
Nearby neighborhoods
Let's find the right section, not just the right house.
I'll tell you which streets back to the creek, which feed into Baranoff, and what homes actually sold for, in English or Vietnamese.
New to Austin? Read the Moving to Austin relocation guide: commutes to Tesla, Samsung and Downtown, budgets, school districts and Texas property taxes.
Information is gathered from public sources and is deemed reliable but not guaranteed. Prices, HOA dues, tax rates, school assignments and ratings change; verify independently before making decisions. Listing links open a third-party site (Zillow), whose inventory is not controlled by KienWithKeys.
See homes for sale
Tell me where to send new listings and I'll open everything for sale in Shady Hollow right now. I'll also flag the ones worth seeing (and the ones to skip).
Thanks!
Your search is ready. I'll reach out personally within a day. If a home catches your eye, text me the address and I'll get you in.
Open Shady Hollow homes for sale ↗ Call/Text Kien · 737-202-7766