In court-decided eviction outcomes for Eagar, AZ, tenants prevail in roughly 22.8% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
42d
filing → judgment
From the moment an unlawful-detainer notice is filed in Eagar, AZ until a money judgment is entered, a contested eviction takes about 42 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$1.8–4.5k
legal + lost rent
A typical eviction in Eagar, AZ costs landlords $1,789 to $4,499 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$494
21% stretched on rent
Average gross rent in Eagar, AZ is $494 per month per the U.S. Census American Community Survey (5-year 2023). 21% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
15.5%
of households
15.5% of occupied housing units in Eagar, AZ are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
9.8%
2.1% unemp.
9.8% of Eagar, AZ residents live below the federal poverty line, and unemployment runs at 2.1%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
Dem margin +19.0% (2024)
4.0
Regional political climate
County-weighted neighbor mix
4.0
State political climate
Arizona legislature & governorship
2.2
Economic stress
9.8% poverty · 2.1% unemp.
4.6
Supply constraint
$494 average · 15.5% renters
4.2
Rent Control risk
20.5% of income on rent
4.5
Eviction process difficulty
42 days filing → judgment
2.3
Tenant organizing strength
15.5% renters
3.4
Housing court bias
County bench composition
4.8
Geographic context
Risk heat across Eagar and the region
Click any city to see its score
How Eagar compares
Risk score vs. peers, county, state, and the U.S.
Rank in Apache County
Low
#23of 31 cities
#23 of 31 cities in Apache County for landlord eviction risk.
Rank in Arizona
Low
#311of 464 cities
#311 of 464 cities in Arizona for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
2.4
/ 10 · VERY LOW
The verdict
A Very low-tier market.
Composite 2.4/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a slow, steady climb.
50-yr trend+0.6 over 50 yr
197620012026
Steady ratchet · no large swings
42d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $494/mo. A contested eviction takes 42 days and costs $1,789–$4,499 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
15.5%
Renters
The renters
Who you'll be renting to.
Out of 4,416 residents, 15.5% rent. 21% are spending 30%+ income on rent, 9.8% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
4
Local + regional
The politics
Light-statute interior market.
Local & regional political climate score 4 and 4 (Dem margin +19.0% (2024)). State climate at 2.2, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
2.2
State politics
The process
Moderate calendar, moderate friction.
State political climate 2.2/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 2.3, housing court bias 4.8, rent-control risk 4.5. Standard process speed for the state.
50-yr trendProcess difficulty +-2.7 since '00
197620012026
Court-clerk data lands in the next release.
4.6
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 4.6. Supply constraint: 4.2. The numbers behind those: 9.8% poverty, 2.1% unemployment, 21% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Eagar sits in the quick & cheap quadrant
Bubble size = population · color = risk score
Eagar · 42d · ~$3.1k all-in ($75/day) · score 2.4National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Eagar, Arizona, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 2.4/10 (VERY LOW tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a Mid-tier market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Eagar is a city of 4,416 residents where 15.5% of occupied units are renter-occupied, and the typical renter spends 20.5% of income on rent. At an average rent of $494/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Eagar eviction process actually works
Eviction process difficulty here reads 2.3/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Eagar closes 42 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Eagar's timeline is usually the calendar, not the motion practice. Housing court bias scores 4.8/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Eagar runs $1,789 to $4,499 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1–2 months' rent is typically the economically rational choice. With 42 days of typical timeline and $494/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 3.4/10 in Eagar, and the city has limited rent control exposure (4.5/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In Arizona, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Eagar: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a VERY LOW tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match Arizona's statutory language. Fix those four, and most cases settle or default. Skip them, and a $4,499 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Eagar
Trap · 33.9 POINTS
Politically, Greenlee County voted Republican by 33.9 points in 2020, a baseline that correlates with landlord-neutral legislative pressure. Combined with 20.5% rent-to-income ratio, expect baseline enforcement of ARLTA ARS 33.
05FAQ
Frequently asked questions
Q1
What's the fastest way to get a tenant out who isn't paying?
In Eagar, the fastest way is to immediately issue the 5-day pay-or-quit notice once rent is late. If they don't pay, file in court on day 6. Any delay on your part adds days to the process. "Cash for keys" can sometimes be faster than court, but it's a negotiation.
Q2
Can I just change the locks if a tenant stops paying?
Absolutely not. That's an illegal self-help eviction in Arizona and can lead to severe penalties, including owing the tenant damages. You must follow the legal eviction process through the courts and sheriff.
Q3
Do I need an attorney for an eviction in Eagar?
While you can represent yourself in Justice Court, it's highly recommended to consult or hire an attorney, especially if the tenant disputes the eviction or you're unfamiliar with the process. One mistake can set you back weeks or even lose the case. The cost is often worth the peace of mind and efficiency.
Q4
How much notice do I need to give to raise rent in Eagar?
For month-to-month leases, you typically need to give at least 30 days' written notice before raising rent. For fixed-term leases, you cannot raise rent until the lease term ends, unless the lease specifically allows it. There are no Arizona rent control rules to worry about in Eagar.
Q5
What if my tenant leaves belongings behind after an eviction?
Arizona law has specific rules for handling abandoned property. You must store the property for a certain period (usually 10-21 days depending on the notice given) and notify the tenant. If they don't retrieve it, you can sell it or dispose of it. Consult A.R.S. § 33-1370 for exact procedures.
Q6
Is there a cap on how much security deposit I can charge?
Yes, in Arizona, you cannot charge more than 1.5 times the monthly rent for a security deposit. For example, if rent is $494, your maximum security deposit is $741. See Arizona security deposit rules for more details.
A 2.4/10 places Eagar in the 36th percentile of Arizona cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has climbed steadily since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to Eagar (2.4/10)
Same risk band nationally · click any city for its full breakdown.
