Pasco County, Florida
Sell your land in Shady Hills for cash
Parcel Buyers buys vacant lots in Shady Hills for cash, including patio-home lots and larger mini-estate parcels on private well and septic. You get a written, no-obligation cash offer within 24 hours, and closings run through an independent title company, typically in about 10 days, with no fees or commissions.
By Parcel Buyers · · Lot figures from the 2026 Florida property tax roll · How we made this page
Quick answers
- Who buys land for cash in Shady Hills?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Shady Hills, Pasco County, usually within 24 hours. Sales close through an independent title company, typically in about 10 days, with no fees or commissions to the seller.
- What did vacant lots in Shady Hills sell for in 2025?
- In 2025, vacant lots in Shady Hills sold for a median of $110,000 across 35 arm's-length sales; the middle half sold for $76,000 to $170,000.
- How many vacant lots are in Shady Hills?
- The 2026 Florida property tax roll lists 1,605 vacant residential lots in Shady Hills; 28% are patio-home lots, and the median lot is 0.20 acre.
- How is a cash offer for land in Shady Hills set?
- We start from recent sales of similar lots nearby, like the 2025 prices on this page, then adjust for water and sewer, road access, flood zone, lot size and any title issues, and for the time and cost of reselling. You get one written number, not a range.
- How do I know a land buyer in Shady Hills is legitimate?
- A real buyer closes through an independent, licensed title company and never asks you to pay anything up front. We never charge sellers a fee, deposit or closing-cost advance, and the title company pays you by check or wire at closing.
- Who is buying lots in Shady Hills?
- In 2025, companies bought 6% of the vacant lots that sold in Shady Hills, including 3% bought by homebuilders. Individuals bought the rest.
- Are vacant lot prices in Shady Hills going up or down?
- Vacant lot prices in Shady Hills went up 20.9%: the median moved from $91,000 across 30 recorded sales in 2024 to $110,000 across 35 recorded sales in 2025. These are recorded sales, not list prices. From January to September 2026, 24 vacant lots in Shady Hills sold at a recorded median of $63,500.
- Are vacant lots in Shady Hills in a FEMA high-risk flood zone?
- About 4.9% of vacant lots in Shady Hills have their center point in a FEMA high-risk flood zone (effective maps dated February 2, 2012 to September 26, 2014). This is map screening, not a determination; check FEMA's Map Service Center for your parcel.
- How many vacant lots in Shady Hills got a home on the tax roll in 2025?
- 89 vacant lots in Shady Hills changed from vacant-residential use to a home with new-construction evidence on the 2026 final tax roll.
Local data
Shady Hills land at a glance
Tax-roll figures cover parcels in the 6 Pasco County block groups that the 2020 Census assigns to the Shady Hills CDP (Census boundaries, not city limits), mostly addressed Spring Hill (67% of the lots) in Pasco County. Local rules and services are sourced below.
Property addresses here read Spring Hill (67%) and Hudson (5%).
| Vacant residential lots | 1,605 parcels classified vacant residential on the 2026 tax roll [1] |
|---|---|
| Most common lot size | Patio-home lot (5,000–7,000 sq ft): 28% of vacant lots; next, micro lot at 16%. Median lot: 0.20 acre (8,590 sq ft). [1] |
| Typical assessed value | $43,600 median just (market) value for a vacant lot; the middle half fall between $19,300 and $60,100 [1] |
| Recent lot sale prices | $110,000 median across 35 arm's-length sales of vacant lots in Shady Hills (Jan 2025–Dec 2025); the middle half sold for $76,000–$170,000 [1] |
| Who bought lots in 2025 | Companies made 6% of those purchases, including 3% by homebuilders; individuals made the rest [1] |
| Owners who live elsewhere | 30% of vacant lots have an owner mailing address outside Florida (most often NY, TX, MA) [1] |
| No municipal charter | Shady Hills has never incorporated; the Census Bureau lists it as a designated place within unincorporated Pasco County, so county government, not a city hall, sets the zoning and permit rules. [2] |
| Crews Lake Wilderness Park | Crews Lake Wilderness Park sits off Shady Hills Road inside this CDP. The lake is the source of the Pithlachascotee River, and the adjoining Jumping Gully Preserve protects more of that headwater floodplain next to the park. [4],[5] |
| Residential permits go through Pasco Gateway | A homeowner files a construction permit application with Pasco County's Building Construction Services division, submitted online through the PascoGateway system, with zoning handled separately by the county. [3] |
| Septic installs need a state health permit | Installing a septic system takes a Florida Department of Health permit from the Pasco County office: $255 covers the application and soil test, and a further $135 covers the permit itself plus the final inspection. [6] |
| FEMA floodway data on file | Pasco County's GIS carries a FEMA Floodways layer with special-flood-hazard boundaries and base-flood-elevation figures for the whole county, this CDP included, and standard permit exemptions do not apply inside those mapped zones. [7] |
| Confirm a line before you budget for it | Pasco County Utilities maintains an address-searchable GIS map of water and sewer mains. A line shown nearby is not the same as a live tap, so check the exact parcel before pricing a build. [8] |
| Lot sales, 2025 vs 2024 | 2025: 35 recorded sales, $110,000 median; 2024: 30 recorded sales, $91,000 median. Median +20.9%; count +16.7%. [1] |
| Vacant lots that got a home on the tax roll in 2025 | 89 recorded with new-construction evidence. [1] |
| Years of lot supply at the 2025 building pace | 18.0 years; simple ratio, not a forecast. [1] |
| Owner-type shares | Individuals 39.6%; companies 56.8%; trusts 3.3%; estates/heirs 0.0%; government/associations 0.3%. [1] |
| 2026 so far (Jan-Sep) | 24 recorded vacant-lot sales; median $63,500. [1] |
| FEMA high-risk flood-zone screen | About 4.9% of vacant lots in Shady Hills have their center point in a FEMA high-risk flood zone (effective maps dated February 2, 2012 to September 26, 2014). This is map screening, not a determination; check FEMA's Map Service Center for your parcel. |
| Springs BMAP small-lot screen | About 60.9% of located vacant lots in Shady Hills are 1 acre or less and have their center point in an adopted Florida springs BMAP. |
Pricing
What is a lot in Shady Hills worth?
In 2025, vacant lots in Shady Hills sold for a median of $110,000 across 35 arm's-length sales; the middle half sold for $76,000 to $170,000. [1]
These are open-market sale prices. A direct cash offer is usually lower, because a cash buyer closes in days and takes on the time and cost of reselling the lot.
See what similar lots sold for
What moves the price in Shady Hills
Being off-grid on utilities is routine, not rare
Before assuming a lot has city water, run the address through Pasco County Utilities' GIS lookup; a mapped line nearby is not a live connection. Absent that, a buyer should plan for a private well and a state health department septic permit, which runs $255 for the application and soil test plus $135 for the permit and final inspection. Those line items shift the math on what a well-and-septic lot is worth against one closer to an active main. [8],[6]
The size range runs wider than a typical platted subdivision
This scope stretches from small patio-home and micro lots up to 2-to-3-acre mini-estate tracts, so a size category that is common in one part of the CDP can be rare in another. Most vacant residential land here still falls into patio-home lots, 28% of the 1,605 total lots, but a mini-estate parcel in the same scope can carry a very different price. Owners of adjoining lots can also combine them into one larger offer. [1]
What thirty-five 2025 sales actually show
In 2025, 35 vacant lots in this scope changed hands as arm's-length, single-parcel sales, landing at a $110,000 median with the middle half between $76,000–$170,000. Set against that, the roll's median just value sits at $43,600, a tax-assessor figure rather than a transaction price or a Parcel Buyers offer. [1]
A headwater lake brings its own flood-mapping layer
Crews Lake, right inside this CDP, is the headwater source feeding the Pithlachascotee River downstream, and the county's GIS carries base-flood-elevation data covering the surrounding ground. A parcel inside a mapped special flood hazard area does not qualify for the county's standard permit-exemption list, so that status is worth confirming before a buyer commits to building. [4],[7]
Common situations
Selling land in Shady Hills in these situations
Your lot sits near Crews Lake and you never checked the flood map
That is fine; whether or not a parcel falls inside a mapped flood zone, we can still make an offer. Crews Lake, the headwater source of the Pithlachascotee River, sits inside this CDP, and the county's GIS layer carries the base-flood-elevation figures for the surrounding land. Reviewing that is part of our inspection, which is the only condition on an offer and costs nothing if it falls through. [4],[7]
You hold a larger mini-estate tract and never built on it
An unbuilt acreage parcel is not a problem for us. This scope runs from small platted lots up to 2-to-3-acre mini-estate tracts, and a lot with no well or septic system in place is still one we can price and buy, factoring the missing utilities into the offer. [1]
You're managing the sale from outside Florida
That's workable. 30% of this scope's recorded vacant-lot owners already carry a mailing address outside Florida. We route paperwork electronically, close by mail through an independent title company, and send funds by check or wire. [1]
Step by step
How do I sell my land in Shady Hills?
From your first message to money in hand, with nothing left out. Requesting an offer costs nothing and commits you to nothing.
See every detail of the process-
Tell us about your land
Fill out the short form (about 60 seconds) or email us. A land specialist reaches out to confirm the details, usually the same business day.
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Get your cash offer within 24 hours
We review the property and send a written, no-obligation cash offer within 24 hours. It is a real number, not a range. Take it or leave it, with no pressure either way.
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Sign electronically
If you accept, everyone signs the purchase agreement electronically. There is nothing to print or mail at this stage.
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We inspect, the title company verifies
Our team inspects the land and an independent title company runs a title search for liens or taxes owed. If the land does not pass inspection, you are never charged anything.
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Close and get paid
The title company prepares the closing documents for notarization and issues your funds by standard check, overnight check, or wire transfer. A typical sale closes in 10 days.
Questions
Selling land in Shady Hills: common questions
Does Shady Hills have its own town government I should contact?
No town government exists here; Shady Hills is unincorporated Pasco County land. Permit applications go through the county's Building Construction Services, with the county's Development Code team covering zoning.
Does my lot in Shady Hills have city water?
Check the specific parcel. Pasco County Utilities publishes an address-based GIS map of nearby water and sewer lines, but a nearby line does not mean a confirmed connection. Many lots here still rely on a private well and septic system.
How much does a septic permit cost in Shady Hills?
The Florida Department of Health in Pasco County charges $255 for the application and soil test plus $135 for the permit and final inspection, for $390 total, with more if a mound system is required.
Does a lot near Crews Lake carry extra flood paperwork?
It can. A lot inside a mapped special flood hazard area on the county's GIS layer does not get the standard permit exemption that applies elsewhere, so a buyer should expect to show a base-flood-elevation certificate in that case.
I relocated out of state years ago. Is that a problem for selling?
Not a problem at all. 30% of this scope's recorded owners already carry an out-of-state address. The whole transaction can run electronically, closing by mail through an independent title company.
Can I sell two adjoining lots in Shady Hills together?
Yes. Two lots held by the same owner can be offered together for more combined area than one lot alone. Most vacant residential land in this scope is patio-home lots, 28% of the total, though some parcels run to 2 or 3 acres.
Owner resources
Guides for your situation
- How to Sell Land in a Flood Zone
Flood-zone land can be sellable and sometimes buildable. A FEMA flood zone describes mapped risk; it is not a building permit. The buyer must verify the current effective Flood Insurance Rate Map and any map changes, then ask the local floodplain administrator what elevation, floodway, coastal, permit, and design rules apply.[1][2][4] Vacant land itself is not covered by an NFIP policy; flood insurance covers qualifying buildings and contents, not land value.[5][6]
- Selling a Lot After a Hurricane Destroyed or Damaged the Home
A Florida property can be offered for sale after a hurricane damages or destroys the home, but a sale does not resolve its permit, demolition, code, or floodplain status. In a Special Flood Hazard Area, repair cost at or above 50% of the building's pre-damage market value triggers current flood standards.[1] Before signing, identify open permits, liens, insurance or aid obligations, and whether Florida's flood disclosure applies.[14]
- Water, Sewer, Septic, and Wells on Vacant Lots
A vacant lot may use public water, a private well, public sewer, or an onsite septic system, but nearby pipes and neighboring homes do not prove what the parcel can use. Ask each utility for a written availability decision, ask the permitting office whether connection is mandatory, and obtain a qualified site evaluation before saying septic will fit. Keep every response, permit, plan, test, and receipt.
More places in Pasco County
Your written offer
Get your cash offer
Four short steps, about 60 seconds. We review your property and send a written, no-obligation cash offer within 24 hours. You can take it or leave it.
What happens after you send this
- A land specialist reaches out, usually the same business day, to confirm the details.
- You get a written cash offer within 24 hours: a real number, not a range.
- You decide. Requesting an offer costs nothing and commits you to nothing.
You will never be asked to pay us anything. No deposit, no processing fee, no closing-cost advance.
Nearby areas we buy
- Hudson
3,501 vacant lots · 2025 median lot sale $46,200
- New Port Richey
5,535 vacant lots · 2025 median lot sale $22,200
- Pasco County
32,169 vacant lots countywide
How we made this page
Parcel Buyers is a land-buying company based in Florida. We buy vacant land directly from owners and publish these local pages so owners can see what land in their area is doing before they sell, to us or anyone else. We count the tax-roll figures ourselves from state data, take local rules and fees from the official sources listed below, and use AI tools to help research and draft the text. Every number links to its source, and we update the page when the data changes.
Method and sources
Tax-roll figures cover parcels in the 6 Pasco County block groups that the 2020 Census assigns to the Shady Hills CDP (Census boundaries, not city limits), mostly addressed Spring Hill (67% of the lots). Source [1] is our own count of the Florida Department of Revenue's 2026 final property tax roll: "vacant residential" means land-use code 000; lot sizes use the land square footage on the roll; values are the county property appraiser's just (market) value as of January 1, 2026; sale prices count only arm's-length sales of a single lot that was vacant when it sold and was still vacant on January 1, 2026 (bulk and multi-parcel deeds removed). Page updated October 30, 2026. Exact cross-roll matching found that 33.5% of current vacant lots lacked a unique prior-roll match; parcel splits, combinations, renumbering, and missing IDs are not guessed. The reviewed 2026 recorded-sale window runs from January through September 2026; unreviewed recent sales are excluded. Flood and springs-BMAP figures screen tax-roll parcel center points, not parcel boundaries. They are aggregate map screens, not flood-zone, insurance, buildability, elevation, septic, or permitting determinations.
- [1] Florida Department of Revenue (data); Parcel Buyers (analysis), Parcel Buyers analysis of the 2026 final Name-Address-Legal (NAL) property tax roll (accessed 2026-10-03)
- [2] Wikipedia, Shady Hills, Florida (accessed 2026-10-30)
- [3] Pasco County Government, Building Construction Services (accessed 2026-10-30)
- [4] Wikipedia, Crews Lake Park (accessed 2026-10-30)
- [5] Pasco County Parks, Recreation and Natural Resources, Parks and facilities directory (accessed 2026-10-30)
- [6] Florida Department of Health in Pasco County, Septic tank application and permitting procedure, new systems (accessed 2026-10-30)
- [7] Pasco County Geographic Information Services, FEMA Floodways layer (accessed 2026-10-30)
- [8] Pasco County Utilities GIS, Public utility layers (accessed 2026-10-30)