Town in Denton County, part of the Dallas-Fort Worth metro

Living in Shady Shores, TX

B

216th of 745Texas towns of 1,000 to 10,000 people
Overall score 70 of 100
72nd of 181 in the Dallas-Fort Worth area

Shady Shores gets an overall grade of B and ranks 216th of 745 Texas towns of 1,000 to 10,000 people. It does best on home ownership and internet access, and trails on schools and getting around.

  • Well connected
  • River flooding risk is very high
  • Tornado risk is very high
Map of Texas showing where Shady Shores isHoustonSan AntonioAustinShady Shores
Where Shady Shores is in Texas.
Population
2,998+8.4% since 2020
Median rent
$1,399about the same as Texas
Median home value
$492,30073% higher than Texas
Household income
$159,375Median
Average commute
28 minOne way
Violent crime
No dataNo full-year report

What it's like to live in Shady Shores

Shady Shores sits about 30 miles from downtown Dallas, in the Dallas-Fort Worth-Arlington metro. 2,998 people lived here in 2025, up 8.4% from 2020. It is spread out, with mostly newer homes (the median home was built in 2002).

The median age is 46.9, 26% of households have children, 93% of homes are owned by the people living in them and the typical household earns $159,375 a year (103% higher than the Texas median).

Pros of living in Shady Shores

  • High incomes. The median household earns $159,375, 103% higher than the Texas median.

Cons of living in Shady Shores

  • Weaker school ratings. None of the 3 rated campuses earn an A or B from the state.
  • Errands mean a drive. Compared with similar Texas places, fewer homes here are within a mile of a grocery store, pharmacy, park or clinic.
  • Natural hazard risk. FEMA rates the risk of river flooding, tornadoes and heat waves as very high here.

Who Shady Shores suits

  • FamiliesA reasonable fit: 0% of rated schools earn an A or B. Compared with similar Texas places, it beats 42% for families.
  • Young professionalsA reasonable fit: household income is 103% higher than the Texas median, with 0 restaurants and 0 cafes in town. Compared with similar Texas places, it beats 62% for young professionals.
  • RetireesA reasonable fit: 8.4% of working-age adults are uninsured. Compared with similar Texas places, it beats 63% for retirees.
  • Remote workersA reasonable fit: 99% of homes have broadband and the median rent of $1,399 is about the same as the Texas median. Compared with similar Texas places, it beats 79% for remote workers.
  • People on a budgetNot the best fit: the median rent of $1,399 is about the same as the Texas median. Compared with similar Texas places, it beats 29% for people on a budget.

Shady Shores report card

Ten grades, one for each part of daily life we measure. Most compare Shady Shores with other US towns of 1,000 to 10,000 people. Schools, safety and errands compare it with other Texas towns of 1,000 to 10,000 people.

  • Cost of living: grade D+

    Median rent $1,399, homes cost 3.1x income.

    26 of 100 vs US towns

  • Jobs and income: grade A

    Median household income $159,375, 3.4% unemployed.

    92 of 100 vs US towns

  • Schools: grade D

    3 rated campuses, 0% rated A or B.

    21 of 100 vs TX towns

  • Safety: no grade

    No full year of crime data from local police.

    No score vs TX towns

  • Errands and things to do: grade D+

    0 grocery stores, 0 restaurants, 1 park mapped in town.

    25 of 100 vs TX towns

  • Getting around: grade D

    Average commute 28 min, 22% work from home.

    22 of 100 vs US towns

  • Education levels: grade A-

    50% have a bachelor’s degree.

    88 of 100 vs US towns

  • Health: grade B+

    8.4% of adults uninsured.

    73 of 100 vs US towns

  • Home ownership: grade A+

    93% of homes owner-occupied.

    96 of 100 vs US towns

  • Internet access: grade A+

    99% of homes have broadband.

    96 of 100 vs US towns

Where Shady Shores stands out compared with Texas

Better than Texas

  • Median household income: $159,375103% higher than Texas ($78,476)
  • Homes owned by the people living in them: 93%30 points higher than Texas (63%)
  • Adults with a bachelor's degree or higher: 50%16 points higher than Texas (34%)

Worse than Texas

  • Renters paying 30%+ of income on rent: 57%5 points higher than Texas (52%)
  • Average commute: 28 min6% higher than Texas (27 min)
  • Workers who walk, bike or take transit: 0.9%2 points lower than Texas (2.6%)

Cost of living in Shady Shores

Rent is the cost most newcomers feel first. The median rent in Shady Shores is $1,399 a month, about the same as the Texas median of $1,403. To keep that rent at 30% of income, a household needs to earn about $56,000 a year. Right now 57% of renters here pay more than 30% of their income on rent.

HUD sets fair market rents for this area at $1,536 for a one-bedroom, $1,807 for a two-bedroom and $2,275 for a three-bedroom (fiscal year 2027). These figures include utilities and describe a modest unit, so newer apartments often ask for more.

The median home is worth $492,300, 73% higher than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $2,695 before tax, or $3,304 with property tax. That is $1,905 a month more than the median rent, so renting is the cheaper monthly choice unless you plan to stay for years.

Texas has no state income tax, but property taxes are among the highest in the country. The median homeowner in Shady Shores pays $7,311 a year, 73% higher than the Texas median of $4,232. Budget for it, along with homeowners insurance, which our numbers do not include.

Typical rent by apartment size

Fair market rent by bedroom count in Shady ShoresStudio$1,4911 bedroom$1,5362 bedrooms$1,8073 bedrooms$2,2754 bedrooms$2,892
HUD fair market rent for FY2027, Dallas, TX HUD Metro FMR Area. This is what a typical, modest unit rents for, including utilities.
MeasureHereTexasUS
Median rentAbout the same as Texas$1,399$1,403$1,413
Median home value73% higher than Texas$492,300$283,800$332,700
Home value to income15% lower than Texas3.1x3.6x4.1x
Renters paying 30%+ of income on rent5 points higher than Texas57%52%51%
Median property tax per year73% higher than Texas$7,311$4,232$3,119
Homes owned by the people living in them30 points higher than Texas93%63%65%
Median year homes were builtAbout the same as Texas200219921980

Monthly cost to buy a median home

$3,304
Mortgage payment
$2,695
Property tax
$609
Median rent, for comparison
$1,399

Based on a $492,300 home in Shady Shores, 20% down and a 30-year loan at 7.28% (Freddie Mac average, week of 2026-10-01). Property tax is the median paid locally, or the county median where the local figure is not published. Insurance and fees are not included.

Schools in Shady Shores

Shady Shores has 3 public school campuses with a 2025 state rating inside the city, and 0% of them earn an A or B. Most students here are served by Lake Dallas ISD and Denton ISD.

Texas districts usually assign students by attendance zone rather than the closest campus, so check the zone for a specific address with the district before you sign a lease or buy.

Schools grade
21
of 100 vs Texas towns
Average rating
74
Texas median 81

Ratings are the 2025 Texas Education Agency A to F accountability ratings. Always check which school serves a specific address with the district.

Top-rated schools

  • CShady Shores ElementaryElementary, Lake Dallas ISD79 of 100
  • CBettye Myers MiddleMiddle, Denton ISD75 of 100
  • DStephens ElementaryElementary, Denton ISD68 of 100

Daily life in Shady Shores

Everyday places mapped inside Shady Shores, from Overture Maps. Well-known spots include Big Sandy Lake Access.

The average one-way commute is 28 minutes, 6% longer than the Texas average. 22% of workers work from home. Fewer than 3% walk, bike or take transit to work, so plan on driving for almost everything.

Downtown Dallas is about 30 miles away in a straight line. Many people who live in Shady Shores work elsewhere in the metro, so test the drive at rush hour before you commit.

The median household income is $159,375, income per person is $63,037, unemployment is 3.4% and 50% of adults hold a bachelor's degree.

Grocery stores
0
Pharmacies
0
Restaurants
0
Cafes
0
Bars
0
Parks
1
Gyms
0
Hospitals and urgent care
0
Childcare
0
Libraries
0

Jobs, income and education

MeasureHereTexasUS
Median household income103% higher than Texas$159,375$78,476$80,734
Income per person55% higher than Texas$63,037$40,752$44,673
Unemployment rate2 points lower than Texas3.4%5.3%5.2%
People below the poverty line11 points lower than Texas2.8%14%12%
Adults with a bachelor's degree or higher16 points higher than Texas50%34%36%
Adults with a high school diploma or higher11 points higher than Texas97%86%90%
Adults 18 to 64 without health insurance11 points lower than Texas8.4%20%11%
Homes with broadband internet8 points higher than Texas99%91%91%

Getting to work

MeasureHereTexasUS
Average commute6% higher than Texas28 min27 min26 min
Workers who work from home8 points higher than Texas22%14%15%
Workers who work from home22%
Workers who take transit0%
Workers who walk0.9%
Workers who bike0%

Who lives in Shady Shores

Under 1819%
18 to 3418%
35 to 6444%
65 and over19%

Median age 46.9 years. 26% of households have children.

Race and ethnicity
White77%
Hispanic or Latino17%
Black1.0%
Asian1.8%
Other or more than one race2.5%

Shown for information only. It is never part of any grade.

Weather in Shady Shores

Shady Shores has a hot Texas climate. July highs average 96°F and January lows about 34°F. There are about 95 days a year at 90°F or above, and about 38 inches of rain a year.

Average monthly high and low temperatures in Shady Shores30°50°70°90°56J60F68M76A83M91J96J96A88S78O66N57DRain

Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from Denton 2 Se, 5 mi away. Orange months average 90°F or more.

Natural hazard risk

FEMA's National Risk Index says river flooding risk is very high, hurricane risk is low, tornado risk is very high and hail risk is very high. Before you buy, look up the FEMA flood zone for the exact address and get a flood insurance quote, since standard home policies do not cover floods.

  • River floodingVery high
  • HurricanesLow
  • TornadoesVery high
  • HailVery high
  • Heat wavesVery high
  • WildfiresVery high
  • Winter stormsModerate
  • Strong windModerate

Source: FEMA National Risk Index, December 2025, Census tract level averaged for the city. Check the FEMA flood map for any address before you buy.

Places near Shady Shores

Nearby, Corinth gets an A, Lake Dallas gets a C+ and Oak Point gets a B. Each is graded against Texas places of its own size, so a small town and a big city can both earn an A.

  1. ACorinthSmall city, 23,385 people2 mi
  2. C+Lake DallasTown, 7,822 people2 mi
  3. BOak PointTown, 5,887 people3 mi
  4. B+Hickory CreekTown, 5,611 people3 mi
  5. AHighland VillageSmall city, 16,101 people4 mi
  6. C-Cross RoadsTown, 2,035 people5 mi

Shady Shores in the Dallas-Fort Worth area

How it ranks among 181 places in the metro.

  1. 1A+Flower Mound78,389 people26 mito downtown
  2. 2A+Trophy Club13,733 people29 mito downtown
  3. 3A+University Park25,155 people4 mito downtown
  4. 69BHurst39,861 people24 mito downtown
  5. 70BOak Point5,887 people30 mito downtown
  6. 71BPaloma Creek South8,860 people30 mito downtown
  7. 72BShady Shores2,922 people30 mito downtown
  8. 73BPalmer2,515 people26 mito downtown
  9. 74BTalty2,881 people22 mito downtown
  10. 75BFairview10,783 people26 mito downtown

See all of the best suburbs of dallas-fort worth

Living in Shady Shores: common questions

Is Shady Shores, TX a good place to live?

Shady Shores gets an overall grade of B and ranks 216th of 745 Texas towns of 1,000 to 10,000 people. It does best on home ownership and internet access, and trails on schools and getting around.

How much does it cost to live in Shady Shores?

Median rent in Shady Shores is $1,399 a month, about the same as the Texas median. The median home is worth $492,300, 73% higher than the Texas median. A median home costs 3.1x the median household income, compared with 3.6x across Texas. With 20% down at a 7.28% rate, the monthly payment on a median home is about $3,304, including property tax.

Are the schools good in Shady Shores?

We found 3 rated public school campuses inside Shady Shores. 0% are rated A or B by the Texas Education Agency. Its schools score is 21 of 100 compared with other Texas towns of 1,000 to 10,000 people.

Does Shady Shores flood?

FEMA rates river flooding risk in Shady Shores as very high, and coastal flooding as not rated. Hazards rated high or very high here: river flooding, tornadoes, heat waves, hail and wildfires. Always check the flood map for a specific address before you buy.

What is the weather like in Shady Shores?

Summers in Shady Shores peak at about 96°F in July, and January nights fall to about 34°F. Expect around 95 days a year at 90°F or hotter, and 38 inches of rain.

How long is the commute in Shady Shores?

The average one-way commute is 28 min, 6% higher than the Texas average. About 22% of workers work from home. It is about 30 miles from downtown Dallas.

Sources: US Census Bureau 2020-2024 ACS 5-year and 2025 population estimates, CDC PLACES 2025, Texas Education Agency 2025 ratings, FBI Crime Data Explorer, FEMA National Risk Index, NOAA climate normals, HUD fair market rents, Overture Maps. Updated 2026-10-04. How we grade.