Shady Hollow home values rising or falling? (Spring, Meridian: real estate, house) - Austin - Texas (TX) - City-Data Forum

sterin · 03-09-2011, 08:18 AM

I've gotten a lot of good info from this forum (thanks!), and I get the sense that most people think the traffic on Brodie will have a lasting, negative effect on the value (perceived or otherwise) of Shady Hollow.

Would you agree? What do you think SH will look like in a decade with regard to traffic, schools, prices, etc.

We found a beautiful house down there, but... I'm wary. On one hand, we'll never find the space anywhere else. On the other, will we feel trapped?

Thanks in advance for your comments and advice!

jobert · 03-09-2011, 08:50 AM

I know that home prices have risen in the Shady Hollow MLS area overall since the "bust" that started in 2007. Your previous posts refered to Circle C as an alternative, so let me give an "apples-to-apples" comparison of the two different MLS areas over the last 4 years:

Circle C (SWW) and Shady Hollow (SWE)

SWW change from 2007-2010:

Avg sold: $300,650 $295,426
avg $psf: $120.50/sf $115.94/sf

SWE change from 2007-2010:

Avg sold: $231,610 $240,321
avg $psf: $107.13/sf $108.11/sf

Since 2007, the Shady Hollow MLS area (SWE), which includes Olympic Heights, Manchacha, Southpark Meadows, Meridian and others has risen 3.7% and .09% in these two respective categories. Meanwhile, the SWW MLS area has fallen -1.7% and -3.7% in these same categories. The whole time this occured, traffic on Brodie has been bad, so it hasn't been a deterrent as of yet. Granted this data for SWE includes areas east of Shady Hollow, so SH may be the outlier in the set. Stats from a RE professional may be in order.

My sources:

Moderator cut: real estate links

sterin · 03-09-2011, 08:57 AM

Wow, thanks! Objective measurements were more than I hoped for.

achtungpv · 03-09-2011, 10:01 AM

Traffic on Brodie is bad from 7:15-7:45 and 4:30-5:45, M-F. Other than those times, it's nothing you would even notice. I will say that I was late leaving this morning and I got to work at the exact same time due to the traffic window ending abruptly. I usually leave at 7:00 and get to work at 7:50 (Mopac/Barton Skyway) but today I left at 7:20 and got to work at 7:55. The traffic on Brodie was already disappearing by then. I may leave late tomorrow to test it out again to see if that was fluke.

llkltk · 03-09-2011, 10:21 AM

Meridian may be SWE but it follows the pricing of SWW.

jobert · 03-09-2011, 10:39 AM

Quote:

Originally Posted by llkltk

Meridian may be SWE but it follows the pricing of SWW.

I agree. The Avana development will continue that trend. There are several developments in the SWE area that also trend otherwise such as Bridges at Bear Creek, Brodie Springs, Estates at Bauerle Ranch, and the Estates at Shady Hollow.

The Meridian average pricepoint as of 2010 ($371,430) would actually trend higher than SWW ($295,426), but the change in average price for Meridian from 2007-2010 (-5.4%) would also trend towards the SWW MLS area (-3.7%). If you want my sources for this info, feel free to PM me.

sterin · 03-09-2011, 12:24 PM

achtungpv, do you live out there? If so, for how long? Do you have kids that attend Shady Hollow schools?

Does anyone know if sh 45 is dead???

Thanks!

achtungpv · 03-09-2011, 01:00 PM

No, I live in Northern Hays. Have tons of friends in Shady Hollow though. The only drawback to it is the rush hour traffic. Great neighborhood. We'll move to town in about year and if it wasn't for the fact our kid will go to private school, we would buy in Shady Hollow without hesitation. We'll probably end up in Circle C or Travis Country since it'll significantly cut down on the commute time to her school.

Don't concern yourself with SW45. It won't happen soon enough to make a difference and when it does it won't have as significant an impact as it should.

sterin · 03-09-2011, 01:10 PM

Travis Country is another option for us, but we like older homes and the old homes in TC tend to be fairly small.

I am nervous that you say commute to town from Circle C vs commute to town from Shady Hollow is significantly shorter!

Thank you so much for your responses

achtungpv · 03-09-2011, 01:45 PM

Quote:

Originally Posted by sterin

I am nervous that you say commute to town from Circle C vs commute to town from Shady Hollow is significantly shorter!

30 minutes of my 45 minute commute are wasted on Brodie from FM 1626 to Slaughter. Depending on where you are in Shady Hollow it could be 30 minutes or 5 minutes in heavy traffic on Brodie. I will say, I would try to buy on a street with access to the light on Capistrano since that would negate the Brodie traffic almost completely. By far the heaviest traffic is south of there since Capistrano and the Slaughter lights tend to be better synced and traffic flows much better in that section than the lights south of there.