Shady Shores
Data updated
Comparevs Corinthvs Little Elmvs Dentonvs Lewisvillevs Lake Dallas
Each dot is one of the 84 cities we score — brighter means a higher score. Boundaries, highways and lakes: US Census TIGER.
- Prosperity95
- Schools80
- Safety94
- Lifestyle83
- Market75
- Affordability84
- Commute58
- Growth57
Comparevs Corinthvs Little Elmvs Dentonvs Lewisvillevs Lake Dallas
Shady Shores
Snapshot
✓ Pros
- Easy access to Lewisville Lake and trails make outdoor recreation a daily option.
- Short drive to Denton, Flower Mound, or Dallas/Fort Worth job centers and cultural amenities.
- Above-average incomes and high homeownership contribute to long-term community stability.
✗ Cons
- Town itself is quiet with few restaurants or major entertainment venues; most require a short drive elsewhere.
- School assignments vary by district and neighborhood, so experiences can differ across the town.
- As more people move into Lake Cities, some roads and services update slowly compared to larger suburbs.
Demographics
Population
Mobility & Migration
Age Distribution
Households
Education Level
Connectivity & Remote Work
Racial & Ethnic Composition
Real Estate
💡 Market Insights
Home Prices
Market Health
Market Insights
Typical Home
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Common Features
Costs & Ownership
Investment Indicators
Lifestyle
Explore Shady Shores on Google Maps
Lifestyle Scores
Nearby Amenities (within 5 miles)
Getting Around
Averaged across Shady Shores, weighted by where people live. #79 of 84 cities. Most errands need a car here.
Local life in Shady Shores
Shady Shores is a small town on the north side of Lewisville Lake in Denton County. It began as a lakeside fishing-camp area in the 1920s, and residents incorporated it in 1960, largely to avoid annexation by Denton.
Day-to-day Shady Shores1,2,13,17,18,28,29,33,34,35,36,37,38,39,40,41,43,48
- 1Shady Shores Town Hall
- 2Life Grows Here Butterfly Garden (Town Hall campus)
- 3Shady Shores Elementary (Lake Dallas ISD)
- 4Stephens Elementary (Denton ISD)
- 5Bettye Myers Middle School (Denton ISD; track and tennis courts open to residents)
- 6Ryan High School (Denton ISD)
- 7Lake Dallas Middle School
- 8Lake Dallas High School
- 9Albertsons (with pharmacy)
- 10Walmart Supercenter (with pharmacy)
- 11Walgreens
- 12CVS Pharmacy
- 13Medical City Denton (24/7 ER)
- 14Texas Health Breeze Urgent Care, Teasley
- 15Denton Public Library, South Branch
- 16Willow Grove Park (Lewisville Lake)
- 17DCTA A-train, MedPark Station
Town Hall, the town's garden and the schools serving Shady Shores, plus the nearest groceries, pharmacies, hospitals, library, lake park and rail station. Off the map (farther out): Texas Health Presbyterian Hospital Denton, Medical City Lewisville (24/7 ER).
Shady Shores's year, month by month7,10,12,13,45
| Month | Event | Where |
|---|---|---|
| April | Butterfly Garden wildlife-habitat celebration (Apr 25, 2026) | Town Hall campus |
| June | Lake Cities Fourth of July festival and fireworks (June 27, 2026) | Lake Dallas City Park |
| October | Hoot and Holler market and chili cook-off (Oct 3, 2026) | Town Hall grounds |
| December | Santa's Mail Stop (Dec 1-20, 2026) | Town Hall lobby |
| December | Twinkle Tour holiday lights (Dec 3-31, 2026) | Homes around town |
Dates from Town of Shady Shores event pages and the City of Corinth, 2026. The tree lighting, fall garage sale and spring cleanup are annual but had no posted 2026 date.
Drive times from Shady Shores Town Hall49
- Denton square (110 W. Hickory St.)8.1 mi16 min
- Legacy West, Plano (7800 Windrose Ave.)20.5 mi31 min
- DFW Airport (administration, 2400 Aviation Dr.)23.9 mi36 min
- Dallas Love Field (8008 Herb Kelleher Way)29.9 mi42 min
- Dallas City Hall (1500 Marilla St.)33.4 mi45 min
- Fort Worth City Hall (200 Texas St.)43.9 mi55 min
Realust calculation with the OSRM open routing engine, Oct 28, 2026, to geocoded street addresses. Free-flow times; weekday rush hour adds time.
Errand and school drive times from Town Hall49
- Bettye Myers Middle1.0 mi3 min
- Shady Shores Elementary1.3 mi4 min
- Albertsons, Corinth2.8 mi7 min
- Walgreens, Corinth2.9 mi7 min
- Lake Dallas Middle2.7 mi7 min
- Walmart Supercenter, Hickory Creek3.0 mi8 min
- Willow Grove Park, Lake Dallas3.3 mi9 min
- Lake Dallas High3.9 mi9 min
- Medical City Denton ER4.7 mi11 min
- Texas Health Breeze Urgent Care5.8 mi13 min
- Medical City Lewisville ER9.0 mi14 min
- Denton Public Library, South Branch6.5 mi15 min
- Ryan High School7.3 mi17 min
- Texas Health Presbyterian Denton9.8 mi17 min
Realust calculation with the OSRM open routing engine, Oct 28, 2026, to each place's geocoded street address. Free-flow times.
What's in town vs. nearby1,3,4,5,6,13,14,33,34,35,36,37,38,40,41,42,43,48,49
| Need | In Shady Shores | Nearest outside town |
|---|---|---|
| Groceries | None confirmed | Albertsons, Corinth (7 min); Walmart Supercenter, Hickory Creek (8 min) |
| Pharmacy | None confirmed | Walgreens and CVS on FM 2181, Corinth; Albertsons and Walmart pharmacies |
| Emergency room | None | Medical City Denton, 3535 S. I-35E (11 min) |
| Urgent care | None confirmed | Texas Health Breeze, 4600 Teasley Ln., Denton (13 min) |
| Library | Free Little Library at Town Hall | Denton Public Library South Branch (15 min; yearly fee for residents) |
| Parks | Butterfly Garden; Myers MS track and tennis courts (after hours) | Willow Grove Park, Lake Dallas (9 min) |
| Lake access | Big Sandy Boat Ramp (free) off Lakeshore Rd. | Willow Grove Park boat ramp, Lake Dallas |
| Police | Corinth PD by contract | - |
| Fire / EMS | Lake Cities Fire Department | HQ at 3501 FM 2181, Corinth |
| Rail | None | DCTA A-train, MedPark Station, Denton (about 11 min) |
Drive times are Realust OSRM routes from Town Hall, Oct 28, 2026. Stores confirmed from store pages; hospitals from 2026 reporting.
Read the full local life guide
No downtown; Town Hall is the center
Shady Shores is a small town on the north side of Lewisville Lake in Denton County. It began as a lakeside fishing-camp area in the 1920s, and residents incorporated it in 1960, largely to avoid annexation by Denton. The 2020 census counted 2,764 residents.
There is no downtown or retail main street. The civic center is Town Hall at 101 S. Shady Shores Rd., open weekdays 8:30 a.m. to 4:30 p.m. It has a rentable meeting space, and its grounds host the Life Grows Here Butterfly Garden, a free Little Library and most town events.
We found no restaurant, grocery or shop inside town limits with 2025-26 evidence that it is open. Day-to-day errands run to Corinth, Hickory Creek, Lake Dallas and Denton.
A calendar built around Town Hall
The town runs a short list of events, nearly all on the Town Hall grounds. The Hoot and Holler community market and chili cook-off was held Oct. 3, 2026, with vendor booths from 9 a.m. to 2 p.m. and a blind-judged chili contest. In December, Santa's Mail Stop takes children's letters in the Town Hall lobby (Dec. 1-20, 2026), and the Twinkle Tour is a self-guided tour of decorated homes from Dec. 3 to Dec. 31, 2026, with lights suggested from 6 to 10 p.m.
The town also holds an annual Christmas tree lighting in front of Town Hall, which it says usually falls around the first weekend of December, a fall community garage sale, and a spring cleanup and Arbor Day event with shredding and electronics collection. The town had not posted 2026 dates for those on the pages we read.
Shady Shores is one of four hosts of the Lake Cities Fourth of July festival and fireworks, held June 27, 2026 at Lake Dallas City Park.
Lake access, gardens and borrowed fields
We found no town-run ballfields or playground parks on the town's website. Outdoor space comes from three places. First, the Life Grows Here Butterfly Garden on the Town Hall campus, installed in 2022, is a certified Monarch Waystation and in January 2026 earned National Wildlife Federation Community Wildlife Habitat status. It has picnic tables, and the town plans a 0.25-mile walking track and a lakeside path in later phases.
Second, Bettye Myers Middle School opens its track, football field and tennis courts to individual residents outside school hours: the track after 6 p.m. on weekdays, the tennis courts after 4:30 p.m., and both all day on weekends and school holidays until sunset. Organized team use and dogs are not allowed.
Third, Lewisville Lake. U.S. Army Corps of Engineers land lies inside town limits, and the free Big Sandy Boat Ramp off Lakeshore Road has two lanes and shoreline fishing. Camping, swimming at the dock and parking along Lakeshore Road are not allowed, and motor vehicles are barred from Corps land. For a full lake park, Willow Grove Park in Lake Dallas, about 9 minutes away, has a boat ramp, fishing pier, swim area, a 1-mile trail and campsites.
Errands happen next door
The nearest full grocery stores are an Albertsons on FM 2181 in Corinth (about 7 minutes) and the Walmart Supercenter in Hickory Creek (about 8 minutes). Both have pharmacies. A Walgreens and a CVS are also on FM 2181 in Corinth.
Medical City Denton, at 3535 S. I-35E, is the closest ER, about 11 minutes from Town Hall and open 24/7. Texas Health Presbyterian Hospital Denton is about 17 minutes away, and Medical City Lewisville about 14. Texas Health Breeze Urgent Care on Teasley Lane in Denton is about 13 minutes away.
Shady Shores has no public library of its own. The town points residents to Denton Public Library, which charges them a yearly card fee, and to Lewisville Public Library. Denton's South Branch, at 3228 Teasley Ln., is about 15 minutes away.
Schools: two districts, check the address
Shady Shores is split between Denton ISD and Lake Dallas ISD, so assignment depends on the address. Two Denton ISD campuses sit next to each other on Garza Road: Stephens Elementary (K-5) and Bettye Myers Middle (6-8), which opened in 2013 and serves the Ryan High School attendance zone. Ryan High is at 5101 E. McKinney St. in Denton. Lake Dallas ISD's Shady Shores Elementary is at 300 Dobbs Rd. Its students go on to Lake Dallas Middle School in Lake Dallas and Lake Dallas High School in Corinth.
2026 ratings: Denton ISD earned a C (76) and Ryan High a B. Lake Dallas ISD earned a B. Campus grades for the other schools are on TEA's TXschools.gov.
Getting around and public safety
By our routing from Town Hall, off-peak, the Denton square is about 16 minutes away, Legacy West in Plano about 31, DFW Airport about 36, Love Field about 42, Dallas City Hall about 45 and Fort Worth City Hall about 55. Rush hour adds time. We found no fixed-route bus in town. The nearest A-train stop is DCTA's MedPark Station in Denton, roughly 11 minutes' drive.
Shady Shores contracts with the Corinth Police Department for police service. For non-emergency dispatch, the town lists 940-349-1600, option 9. Fire, rescue and EMS come from the Lake Cities Fire Department, which Corinth runs for Corinth, Hickory Creek, Lake Dallas and Shady Shores from three fire houses. Its headquarters is at 3501 FM 2181, Suite B, in Corinth.
Not confirmed yet
- Which Shady Shores streets are zoned to Denton ISD versus Lake Dallas ISD. The town's Schools page does not say.
- 2026 dates for the Christmas tree lighting, the fall garage sale and the spring cleanup.
- Whether any restaurant or shop operates inside town limits. None was confirmed.
- Denton Public Library's yearly card fee for Shady Shores residents.
- ISO fire rating for the Lake Cities Fire Department.
- Street addresses of the three Lake Cities fire houses.
- Town population estimate for 2025-26 (2020 census: 2,764).
Questions people ask
Is there a grocery store in Shady Shores?
We found none inside town limits. The closest are Albertsons on FM 2181 in Corinth, about 7 minutes from Town Hall, and the Walmart Supercenter in Hickory Creek, about 8 minutes. Both have pharmacies.
What school district is Shady Shores in?
Both Denton ISD and Lake Dallas ISD serve the town, so it depends on the address. Denton ISD campuses are Stephens Elementary and Bettye Myers Middle on Garza Road, with Ryan High in Denton. Lake Dallas ISD's Shady Shores Elementary is on Dobbs Road, followed by Lake Dallas Middle and Lake Dallas High.
Where is the nearest hospital to Shady Shores?
Medical City Denton at 3535 S. I-35E has a 24/7 ER about 11 minutes from Town Hall. Texas Health Presbyterian Hospital Denton is about 17 minutes away and Medical City Lewisville about 14.
Who provides police and fire service in Shady Shores?
The Corinth Police Department covers the town under contract. The Lake Cities Fire Department, run by Corinth, provides fire, rescue and EMS.
Does Shady Shores have lake access?
Yes. Corps of Engineers land along Lewisville Lake lies inside town limits, and the free Big Sandy Boat Ramp off Lakeshore Road has two lanes and shoreline fishing. Camping is not allowed there.
Does Shady Shores have a library?
Not a public library. Town Hall has a free Little Library. Residents can buy a yearly card at Denton Public Library, whose South Branch is about 15 minutes away.
How far is Shady Shores from DFW Airport and Dallas?
Off-peak, about 36 minutes to DFW Airport and 45 minutes to Dallas City Hall by our routing. Rush hour takes longer.
What events does Shady Shores hold?
The Hoot and Holler market and chili cook-off in October, a Christmas tree lighting at Town Hall, Santa's Mail Stop and the Twinkle Tour holiday-lights tour in December, plus a garage sale and spring cleanup. The town co-hosts the Lake Cities Fourth of July fireworks.
Sources (51) · checked Oct 28, 2026
- Town of Shady Shores, homepage (town hall address, phone, services)
- Town of Shady Shores, Schools
- Town of Shady Shores, Police Department
- Town of Shady Shores, Fire Department
- Town of Shady Shores, Libraries Around Shady Shores
- Town of Shady Shores, Lewisville Lake and U.S. Army Corps of Engineers property
- Town of Shady Shores, Hoot and Holler Community Market and Chili Cook-Off (2026)
- Town of Shady Shores, Annual Christmas Tree Lighting
- Town of Shady Shores, Community Garage Sale (Fall 2026)
- Town of Shady Shores, Shady Shores Twinkle Tour (2026)
- Town of Shady Shores, Spring Clean and Arbor Day Event
- Town of Shady Shores, Santa's Shady Shores Mail Stop (2026)
- Town of Shady Shores, Life Grows Here Butterfly Garden
- Town of Shady Shores, Bettye Myers Middle School Facilities
- Town of Shady Shores, Site map (office hours M-F 8:30 to 4:30)
- Wikipedia, Shady Shores, Texas
- Denton ISD, Myers Middle School - Our School
- Denton ISD, Rating Reports (campus addresses)
- Texas Tribune Public Schools Explorer, Stephens Elementary rating
- Texas Tribune Public Schools Explorer, Bettye Myers Middle rating
- Denton Record-Chronicle, Denton ISD sees five underperforming schools gain ground in state ratings (Aug 17, 2026)
- Community Impact, Denton ISD earns C accountability rating from TEA for 2025-26 (Aug 14, 2026)
- Texas Tribune Public Schools Explorer, Shady Shores Elementary rating
- Texas Tribune Public Schools Explorer, Lake Dallas Middle rating
- Texas Tribune Public Schools Explorer, Lake Dallas High rating
- Texas Tribune Public Schools Explorer, Lake Dallas ISD 2026 rating
- Lake Dallas ISD homepage
- Lake Dallas High School homepage
- Lake Dallas Middle School homepage
- Denton ISD, Elementary Schools
- SchoolDigger, Denton ISD middle schools
- Wikipedia, Lake Dallas Independent School District (grade spans)
- Walmart, Hickory Creek Supercenter #3286
- Albertsons, Corinth store page (4351 FM 2181)
- Walgreens, store #6759, 4001 FM 2181
- CVS, Corinth TX store locator
- Medical City Denton, Emergency Care
- Community Impact, Learn more about 3 hospital updates in Denton (June 17, 2026)
- Medical City Lewisville, Emergency care
- Texas Health Breeze Urgent Care, Teasley/Denton location
- Texas State Library, Find a Library: Denton Public Library branches
- Denton Public Library, library card types
- City of Lake Dallas, Willow Grove Park amenities
- City of Lake Dallas, Parks FAQ (Willow Grove fees and rules)
- City of Corinth, Lake Cities 4th of July (2026)
- City of Corinth, Police Department
- City of Corinth, Fire Services (Lake Cities Fire Department)
- DCTA, A-train station locations
- OSRM open routing engine (Realust drive-time calculation, Oct 28, 2026)
- Esri ArcGIS World Geocoder (Realust geocoding, Oct 28, 2026)
- SchoolDigger, Denton ISD high schools
Seasonal Temperatures
Annual Conditions
Crime & Safety
Safety Overview
County estimate. Shady Shores<span class="city-suffix">, TX Housing Guide</span> has no police department of its own; the Denton County Sheriff's Office patrols it. These rates are for all the areas that agency covers, not Shady Shores<span class="city-suffix">, TX Housing Guide</span> alone, so treat them as a rough guide.
Violent Crime
Property Crime
Job Market
Income
Employment
Income Distribution
Education
School District
Schools
🏆 Top-Rated Schools
Academic Info
📈 Graduation Rates (Class of 2024)
🎯 College Readiness (Class of 2023)
Transportation
Mobility Scores
Commute
Distance To
⚡ EV Charging
Drive to major employers from Shady Shores
Rush-hour drive times from the center of Shady Shores, weekday at 8:00 AM.
| Workplace | 8 AM rush | No traffic | Distance |
|---|---|---|---|
| University of North TexasDenton | 18 min | 16 min | 8.6 mi |
| Texas Woman's UniversityDenton | 19 min | 18 min | 8.5 mi |
| AllianceTexasFort Worth | 32 min | 30 min | 26.8 mi |
| Toyota North America HQPlano | 35 min | 29 min | 25.7 mi |
| JPMorgan Chase Legacy WestPlano | 36 min | 29 min | 26.6 mi |
| Frito-Lay / PepsiCoPlano | 37 min | 30 min | 25.7 mi |
| McKessonLas Colinas | 38 min | 28 min | 25.4 mi |
| Charles SchwabWestlake | 38 min | 34 min | 28.1 mi |
Show all 36 workplaces
| Workplace | 8 AM rush | No traffic | Distance |
|---|---|---|---|
| Capital OnePlano | 39 min | 32 min | 28.7 mi |
| Legacy WestPlano | 39 min | 31 min | 26.8 mi |
| The StarFrisco | 40 min | 33 min | 29.1 mi |
| DFW AirportDFW | 41 min | 32 min | 26.2 mi |
| Keurig Dr PepperFrisco | 41 min | 34 min | 28.2 mi |
| Fidelity InvestmentsWestlake | 42 min | 36 min | 30.3 mi |
| Kimberly-ClarkIrving | 43 min | 34 min | 28.4 mi |
| Tyler TechnologiesPlano | 43 min | 36 min | 28.8 mi |
| Las Colinas Urban CenterIrving | 44 min | 34 min | 28.7 mi |
| Medical City PlanoPlano | 45 min | 36 min | 30.4 mi |
| UT DallasRichardson | 45 min | 36 min | 31.6 mi |
| State Farm CityLineRichardson | 46 min | 38 min | 34.6 mi |
| Telecom CorridorRichardson | 46 min | 36 min | 34 mi |
| American AirlinesFort Worth | 48 min | 37 min | 34.6 mi |
| Downtown Fort WorthFort Worth | 49 min | 45 min | 42.8 mi |
| Galleria / LBJDallas | 50 min | 36 min | 31.1 mi |
| Texas InstrumentsDallas | 53 min | 39 min | 33.9 mi |
| RaytheonMcKinney | 54 min | 46 min | 43.2 mi |
| Arlington Entertainment DistrictArlington | 55 min | 46 min | 40.7 mi |
| Southwest AirlinesLove Field | 55 min | 38 min | 30.8 mi |
| UT Southwestern / Medical DistrictDallas | 56 min | 38 min | 32.6 mi |
| Lockheed MartinFort Worth | 58 min | 55 min | 50.3 mi |
| Dallas Love FieldDallas | 58 min | 42 min | 33.5 mi |
| Downtown DallasDallas | 60 min | 43 min | 36.3 mi |
| AT&TDowntown Dallas | 62 min | 43 min | 36.3 mi |
| Uptown DallasDallas | 63 min | 43 min | 36.5 mi |
| Baylor University Medical CenterDallas | 68 min | 46 min | 37.9 mi |
| SMUUniversity Park | 70 min | 46 min | 35.8 mi |
Source: Google Routes forecast, updated October 2026. Find where to live near your work →
Cost of Living
Cost Index (100 = National Average)
Monthly Utilities
Everyday Costs
Taxes
Hidden costs in Shady Shores
A Shady Shores home pays three taxing units: the town, a school district and Denton County. In 2025 the town levied 0.290476 per $100, Denton County 0.185938 and Denton ISD 1.2069.
Estimated 2025 tax bill on a median Shady Shores homestead (Denton ISD)1,5,10,17
- Denton ISD$4,252/yr
- Town of Shady Shores$1,415/yr
- Denton County$906/yr
Realust estimate from published 2025 rates. Assumes the ACS 2024 median home value of $492,300, owner under 65, $140,000 school exemption, 1%/$5,000-minimum town and county exemptions, no MUD or PID (none found). In Lake Dallas ISD the total is about $6,743.
Base 2025 tax rate: Shady Shores vs. nearby cities1
- Lake Dallas2.00%
- Denton1.99%
- Corinth (Lake Dallas ISD)1.98%
- Highland Village1.80%
- Lewisville1.72%
- Shady Shores (Denton ISD)1.68%
- Hickory Creek1.62%
- Copper Canyon1.57%
Totals as published on Republic Title's 2025 DFW sheet, each city with the ISD Republic pairs it with. All include Denton County at 0.185938. Excludes PIDs and MUDs.
Estimated monthly costs beyond the mortgage (sourced parts only)1,12,15,17,22
- Property tax (median homestead, Denton ISD, 2025)$548/mo
- Electric (Oncor area, 1,000 kWh median plan)$154/mo
- Water + sewer (LCMUA, 5,000 gal)$133.5/mo
- HOA (The Lakes of Shady Shores, $800/yr)$67/mo
Realust estimate. Tax as in the worked example; median fixed plan as of Oct. 28, 2026; LCMUA 2026 rates with a 3/4-inch meter; HOA from one 2026 listing. Trash, gas, internet and insurance not included. Many older lots have no HOA.
Utility providers in Shady Shores12,13,14,15,16
| Service | Provider | Cost basis | Notes |
|---|---|---|---|
| Electric | Oncor lines; choose a retail provider | Median fixed plan 15.4¢/kWh at 1,000 kWh (Oct. 28, 2026) | CoServ areas not confirmed |
| Water & sewer | Lake Cities MUA (LCMUA) | Water $36.20 min + $5.50/1,000 gal; sewer $38.30 + $6.30/1,000 gal | Winter-average sewer; $10 senior discount |
| Trash & recycling | Republic Services, billed by the town | Base rate not posted; extra cart $10.10/mo | Wednesday pickup; 5 cu. yd. bulk weekly |
| Fire & EMS | Lake Cities Fire Dept. (City of Corinth, interlocal) | Paid through town taxes; no ESD | |
| Natural gas | Not confirmed | Some listings show gas meters | |
| Internet | Spectrum cable; T-Mobile, XNET, XO wireless; satellite | Advertised from $20–$55/mo | No wired fiber listed |
Read the full hidden costs guide
A low town rate, and the school district does the rest
A Shady Shores home pays three taxing units: the town, a school district and Denton County. In 2025 the town levied 0.290476 per $100, Denton County 0.185938 and Denton ISD 1.2069. Together that is 1.68% before exemptions, lower than Lake Dallas, Denton, Corinth or Lewisville on the same Republic Title sheet.
There is no college district, hospital district or emergency services district on the bill. Fire and EMS come from the Lake Cities Fire Department, which the City of Corinth runs for Shady Shores, Lake Dallas and Hickory Creek under interlocal agreements.
Exemptions cut the school line the most. Since the November 2025 election, the school homestead exemption is $140,000, with another $60,000 for owners 65 and older or disabled. The town and the county each take 1% of a homestead's value, with a $5,000 minimum. The town adds $10,000 for owners 65 and older.
At the ACS median home value of $492,300, a Denton ISD homestead owes about $6,570 a year, or $548 a month. That is an effective rate near 1.34%. The same house as a rental would owe about $8,290.
Two school districts, two school rates
Most listings in The Lakes of Shady Shores are assigned to Denton ISD. Cielo Ranch and Lakeside at Cielo Ranch are in Lake Dallas ISD, which also runs Shady Shores Elementary. Lake Dallas ISD's 2025 rate was 1.2552, about 4.8 cents higher than Denton ISD's, which adds about $170 a year on the median home.
For 2026-27, Denton ISD cut its rate to 1.1528 and Lake Dallas ISD kept 1.2552. Check the district for each address with the appraisal district before you compare houses.
No MUD or PID found
Denton County's list of taxing entities names no MUD, water district or public improvement district in Shady Shores. Town council and planning agendas from July through October 2026 show none either. Lakeshore Bluffs, the newest builder community with 57 homes planned, is advertised with no MUD tax.
The water provider's name can confuse buyers. Lake Cities Municipal Utility Authority sells water and sewer service, but it is not a property-tax MUD.
The town's 2026 rate is going up
The tax-rate ordinance proposed in the town's September 14, 2026 council packet would set 0.318486 per $100 for 2026, about 2.8 cents above 2025. On the median home that adds about $137 a year to the town line. The same meeting took up a 2026 certificate of obligation. Confirm the adopted rate on the 2026 bill.
Utilities
Electric lines in town belong to Oncor, so residents choose a retail plan. The median 12-month fixed plan was 15.4 cents per kWh at 1,000 kWh in late October 2026, or about $154 a month.
LCMUA bills water at a $36.20 monthly minimum plus $5.50 per 1,000 gallons for the first 8,000 gallons, and sewer at $38.30 plus $6.30 per 1,000 gallons on a winter average. At 5,000 gallons that is about $134 a month. Customers 65 and older get a $10 monthly discount.
Republic Services collects trash and recycling on Wednesdays under a town contract, and the town bills it. Bulk and brush up to 5 cubic yards go out weekly. An extra cart costs $10.10 a month. Spectrum is the main wired internet option, with 5G and fixed-wireless plans as alternatives.
HOA dues and the commute
Many lots in Shady Shores have no HOA. Where there is one, recent listings show $800 a year in The Lakes of Shady Shores and $600 twice a year in Cielo Ranch. Lakeshore Bluffs listings give conflicting figures, so ask the builder.
The average commute is about 28 minutes. Free-flow drive times run about 14 minutes to Denton, 18 to Lewisville, 37 to DFW Airport and 46 to downtown Dallas. I-35E's main lanes are free; its TEXpress lanes charge a toll that changes with traffic.
Not confirmed yet
- What is the town's monthly residential trash rate, and the senior rate?
- What did the Series 2026 certificates of obligation fund, and for how much?
- What share of Shady Shores parcels sits in a FEMA Special Flood Hazard Area along Lewisville Lake?
- What does homeowners insurance typically cost for a $490,000 home here?
- What is a current median rent (newer than the ACS 2022 figure)?
- Who supplies natural gas?
Questions people ask
What is the property tax rate in Shady Shores, TX?
For 2025, about 1.68% before exemptions in Denton ISD: town 0.290476, Denton ISD 1.2069 and Denton County 0.185938 per $100. In Lake Dallas ISD it is about 4.8 cents higher.
How much are property taxes on a $490,000 home in Shady Shores?
About $6,570 a year ($548 a month) for a Denton ISD homestead at 2025 rates, or about $6,740 in Lake Dallas ISD. As a rental with no exemptions, about $8,290.
Does Shady Shores have a MUD or PID?
None was found. Denton County's list of taxing entities names no MUD or PID in the town, and the newest community, Lakeshore Bluffs, is advertised with no MUD tax.
Which school district serves Shady Shores?
Both Denton ISD and Lake Dallas ISD serve parts of town. The Lakes of Shady Shores listings show Denton ISD; Cielo Ranch shows Lake Dallas ISD. Check by address.
Who provides water in Shady Shores?
Lake Cities Municipal Utility Authority. As of January 2026, water is a $36.20 minimum plus $5.50 per 1,000 gallons, and sewer is $38.30 plus $6.30 per 1,000 gallons.
Who provides electricity in Shady Shores?
Oncor owns the lines, so you choose a retail provider. The median 12-month fixed plan was 15.4 cents per kWh at 1,000 kWh in October 2026.
Who picks up trash in Shady Shores?
Republic Services, under contract with the town, on Wednesdays. The town bills for it and allows one free landfill trip a month at Camelot Landfill.
Sources (27) · checked Oct 28, 2026
- Republic Title, 2025 DFW Tax Rates and Exemptions
- Town of Shady Shores, Town Council agenda packet, Sept. 14, 2026 (budget, tax-rate ordinance, Taxpayer Impact Statement)
- Town of Shady Shores, Town Council agenda, Sept. 14, 2026
- Town of Shady Shores, Town Council agenda, Oct. 12, 2026
- Denton CAD reported tax rates and exemptions (tax year 2023 table, via UNT OLLI handout)
- Denton County, Tax Jurisdiction list
- Denton County, 2026 Notice of Tax Rate
- Community Impact, Denton ISD lowers tax rate, saves median homeowners $345 (Sept. 24, 2026)
- Lake Dallas ISD, Board meeting recap, Aug. 31, 2026 special meeting
- FOX 4, Texas voters approve tax savings for senior, disabled homeowners (Props 11 and 13), Nov. 4, 2025
- Lake Cities Municipal Utility Authority, home page
- Lake Cities Municipal Utility Authority, Water & Sewer Rates
- Town of Shady Shores, Solid Waste
- City of Corinth, Fire Services (Lake Cities Fire Department)
- ElectricRates.org, Shady Shores, TX electricity rates (Oct. 28, 2026)
- BroadbandNow, Internet providers in Shady Shores, TX (data valid 10/28/2026)
- Census Reporter, Shady Shores, TX profile (ACS 2024 5-year)
- CensusDepth, Shady Shores, TX median gross rent (ACS 5-year)
- OSRM routing table, central Shady Shores to Denton, Dallas, DFW Airport, Lewisville, Fort Worth
- Home listing, Lakeside at Cielo Ranch (Aaron Layman)
- Home listing, Cielo Ranch (Kelly Realtors)
- Home listing, The Lakes of Shady Shores (MLS 21324399)
- NewHomeSource, Lakeshore Bluffs by DRB Homes
- Homes.com, Lakeshore Bluffs new-home community (updated Oct. 28, 2026)
- Jome, Lakeshore Bluffs (sold July 2026)
- Town of Shady Shores, home page (trash billing links)
- TxDOT, TEXpress Lanes toll rates
What’s coming
Growth story in Shady Shores
Shady Shores began in the mid-1920s as a fishing camp of about ten cabins that a Dallas contractor built on the north shore of Lake Dallas. A subdivision with the Shady Shores name followed in 1932, and permanent homes replaced the camps through the 1930s.
Shady Shores population, 1990-20251,2
1990-2020: decennial Census counts. 2021-2025: Census Bureau July 1 estimates (Vintage 2025), marked as estimates. NCTCOG's separate Jan. 1, 2026 estimate is 2,961.
New homes permitted by the Town of Shady Shores5,6
Census Building Permits Survey; all single-family. 2010 and 2013 are omitted because part of each year was imputed by the Census Bureau. 2026 is January-September only.
Denton ISD enrollment (fall membership)17
Census Bureau school finance survey. Denton ISD serves most of Shady Shores. The district's 2029-30 projection (about 36,000) is in the text, not the chart.
Subdivisions in Shady Shores4,7,9,10,12,13
| Community | Developer | Builders | Planned size | Status | Location |
|---|---|---|---|---|---|
| Lakeside at Cielo Ranch | n/p | Toll Brothers | 29 homes | Builder listing closed | McClintock Dr |
| Lakeshore Bluffs | Brightland Homes | DRB Homes | 50 lots | Selling | 204 Dobbs Rd |
| Wild Oaks | Wild Oaks SF LTD | Windsor Homes | n/p | Coming soon (registered May 2026) | n/p |
| Adkisson Ranch | HSM Adkisson Ranch Ltd | n/c | n/c | Registered 2017 | 201 N Garza Rd |
| Hidden Valley Airpark | Founded 1965 | Custom | 125+ homesites, 300+ acres | Established | Hidden Valley Airpark |
n/p = not published; n/c = not confirmed in 2020-or-later sources. Kings Way (M/I Homes) has Denton addresses and is not listed.
Subdivisions, public projects and civic anchors4,7,9,13,14,15,29
- 1Lakeshore Bluffs
- 2Adkisson Ranch
- 3Stephens Elementary (Denton ISD)
- 4Bettye Myers Middle (Denton ISD)
- 5Shady Shores Town Hall
No individual homes or listings are mapped; subdivisions use an entrance street or registered project address. Wild Oaks has no published location yet.
Read the full growth story guide
From fishing camp to lake town
Shady Shores began in the mid-1920s as a fishing camp of about ten cabins that a Dallas contractor built on the north shore of Lake Dallas. A subdivision with the Shady Shores name followed in 1932, and permanent homes replaced the camps through the 1930s. The town incorporated in 1960, mainly to avoid annexation by Denton.
For four decades the town ran without a property tax, paying for roads, police and fire from permit and franchise fees, pancake suppers and donations. The council voted to start collecting taxes in 1999. Hidden Valley Airpark, a residential airpark founded in 1965, now covers more than 300 acres.
Population: slow, steady and near its ceiling
The Census counted 1,045 residents in 1990, 1,461 in 2000, 2,612 in 2010 and 2,764 in 2020. The 2000s were the fastest decade. Since 2020 growth has been modest: Census Bureau estimates show 2,859 in 2021, 3,009 in 2024 and 2,998 in July 2025, about 8% above the 2020 count.
NCTCOG puts the town at 2,961 on Jan. 1, 2026, the same as a year earlier; the town did not take part in NCTCOG's survey. No agency publishes a forecast for Shady Shores. In 2021 the mayor said most vacant land was already developed, with room for roughly 750 to 1,000 more homes at the town's half-acre zoning.
Housing: a few dozen homes a year at most
The town has not permitted more than 35 homes in a year since at least 2010. It issued 33 in 2020 and 35 in 2021, then 15 to 17 in 2022 and 2023, and only 4 and 6 in 2024 and 2025. Through September 2026 it permitted 15. Every permit was for a single-family house. Reported construction value per home topped $800,000 in 2022 and 2023.
Recent building has come in small subdivisions. Toll Brothers opened Lakeside at Cielo Ranch in 2022 with 29 homes priced from the mid-$700,000s. Lakeshore Bluffs, a 50-lot subdivision off Dobbs Road, finished its streets in 2023 and is selling through DRB Homes. Wild Oaks registered its subdivision work with the state in May 2026, with Windsor Homes listed as builder. Older sections include Adkisson Ranch on Garza Road and Hidden Valley Airpark.
Census survey data show 997 housing units and an owner share of about 93%. School district, and some costs, vary by address, so check each property.
What is changing: roads and drainage
The biggest public project is Shady Shores Road. NCTCOG lists a $47.4 million Denton County project to rebuild South Shady Shores Road as a two-lane road raised out of the floodplain, with drainage work. The road floods when Lewisville Lake rises a few feet above normal. The county's state filing covers three segments, three bridge replacements and a shared-use path. Construction was due to be let in early 2026 and finish in early 2027, but NCTCOG had not recorded a contract award.
To the west, a county-managed drainage project on Shady Shores Road toward Corinth was expanded in 2025, with $20 million allocated by Shady Shores and Denton County for road and drainage work. Denton ISD has also invested in its two campuses on Garza Road, Stephens Elementary and Myers Middle.
Schools
Most of Shady Shores is in Denton ISD, which grew from 27,020 students in 2014-15 to 32,866 in 2023-24 and reports 33,177 in 2026 state data. District reports project about 36,000 students by 2029-30. Denton ISD voters passed a $750 million bond in 2018 and two of three propositions in a $1.4 billion package in 2023, and approved a tax ratification election in November 2025.
A small part of town, including the back half of Cielo Ranch and a subdivision off Dobbs Road, is in Lake Dallas ISD. That district has held near 3,800 to 4,000 students. Its last bond, $105 million, passed in 2019.
Values and incomes
Census survey data show the median owner-estimated home value rising from $278,500 (2011-2015) and $297,700 (2015-2019) to $492,300 (2020-2024). Median household income rose from $96,761 to $159,375 over the same periods.
These are five-year averages for a small town with wide margins of error.
Not confirmed yet
- Has Denton County awarded the construction contract for South Shady Shores Road, and when will lanes close?
- How many lots will Wild Oaks have, and where is its entrance?
- Does the town have an adopted comprehensive plan or future land use map? None was found on the town website.
- Will Denton ISD call another bond, and would it touch Stephens Elementary or Myers Middle?
Questions people ask
What is the population of Shady Shores, Texas?
The Census Bureau estimated 2,998 residents on July 1, 2025. The 2020 Census counted 2,764. NCTCOG estimated 2,961 on Jan. 1, 2026.
Is Shady Shores growing?
Slowly. Census estimates show about 8% growth from 2020 to 2025. The town permitted 110 new homes from 2020 to 2025 and 15 in January-September 2026.
How much land is left to build on in Shady Shores?
In 2021 the mayor said most vacant land was developed, with room for about 750 to 1,000 more homes at half-acre zoning.
What new subdivisions are in Shady Shores?
Lakeshore Bluffs (50 lots off Dobbs Road, DRB Homes) is selling. Wild Oaks (Windsor Homes) is coming soon. Toll Brothers built Lakeside at Cielo Ranch (29 homes) starting in 2022.
What school district is Shady Shores in?
Mostly Denton ISD (Stephens Elementary, Myers Middle, Ryan High). A small part, including the back half of Cielo Ranch and a subdivision off Dobbs Road, is in Lake Dallas ISD. Check by address.
When will Shady Shores Road be rebuilt?
Denton County's project to raise South Shady Shores Road out of the floodplain was scheduled to be let in early 2026 and finish in early 2027, per NCTCOG. The contract had not been recorded as let.
What is the median home value in Shady Shores?
$492,300 in the Census Bureau's 2020-2024 American Community Survey, with a margin of error of about $45,000.
Sources (31) · checked Oct 28, 2026
- Shady Shores, Texas (Wikipedia; historical U.S. Census table, history, school districts)
- U.S. Census Bureau, Vintage 2025 city and town population estimates, Texas (sub-est2025_48.csv)
- NCTCOG, 2026 Population Estimates Publication (Jan. 1, 2026 estimates)
- Denton Record-Chronicle / Denton County Magazine, Shady Shores: From 1920s fishing camp to incorporated town on the lake (Jeff Strowe, Sept 23, 2021)
- U.S. Census Bureau, Building Permits Survey, annual place files, South Region (soYYYYa.txt, 2011-2025), Shady Shores town FIPS place 67100
- U.S. Census Bureau, Building Permits Survey, South Region place file, year-to-date through Sept 2026 (so2609y.txt)
- Toll Brothers, Toll Brothers announces opening of new Lakeside at Cielo Ranch community (press release, June 23, 2022, via Stock Titan)
- Toll Brothers, Lakeside at Cielo Ranch model grand opening in Shady Shores (press release, March 15, 2023, via Stock Titan)
- Texas Department of Licensing and Regulation, TABS project TABS2023000681: Lakeshore Bluffs (50-lot subdivision infrastructure, 204 Dobbs Rd), via Zabalist
- Trulia, Lakeshore Bluffs by DRB Homes, builder community page (accessed Oct 28, 2026)
- Jome, new-home communities in Shady Shores, TX (accessed Oct 28, 2026)
- Jome, Wild Oaks by Windsor Homes, Shady Shores (accessed Oct 28, 2026)
- Zabalist, Shady Shores construction projects (TDLR registrations; accessed Oct 28, 2026)
- NCTCOG Regional Toll Revenue project detail, TIP 14033: Shady Shores Road reconstruction (Denton County)
- Texas Department of Licensing and Regulation, TABS project TABS2025007570: Shady Shores Rd (Three Segments), Denton County
- City of Corinth, Shady Shores Road and Drainage County Project (updates through Jan 2025)
- U.S. Census Bureau, Annual Survey of School System Finances, elementary-secondary files FY2015-FY2024 (elsecYY.txt; fall membership; NCES IDs 4816740 Denton ISD, 4826430 Lake Dallas ISD)
- Texas Tribune Public Schools Explorer, Denton ISD (state enrollment data, 2026)
- Community Impact, District growth drives openings (Denton ISD, Sept 4, 2026)
- CBS News Texas, Fort Worth, Denton ISD bond measures pass (May 5, 2018)
- KERA News, Voters approve two parts of Denton ISD's $1.4B bond package (May 8, 2023)
- Denton ISD, About Prop A (Nov. 4, 2025 tax ratification election)
- Denton Record-Chronicle via Ground News, Voters pass Denton ISD's Prop A (Nov 5, 2025)
- Lake Dallas ISD, 2019 Bond History
- Texas Tribune Public Schools Explorer, Lake Dallas ISD (state enrollment data, 2026)
- U.S. Census Bureau, ACS 5-year table-based summary files 2021-2024 (B25077, B19013, B25001, B25003), place 4867100
- U.S. Census Bureau, ACS 2015-2019 5-year summary file, Texas
- U.S. Census Bureau, ACS 2011-2015 5-year summary file, Texas
- Town of Shady Shores, official website (Town Hall address; permitting; calendar; accessed Oct 28, 2026)
- NewHomeSource, Lakeshore Bluffs by Brightland Homes (archived builder listing; undated)
- U.S. Census Bureau, 2024 Gazetteer place file (land area)