Neighborhood · Gilbert, AZ

Higley Park Eviction Risk: Lower

4 census tracts · pop 17,163 · pop-weighted Eviction Risk Score 1.5/10 · range 1.3–2

Higley Park is a white (non-hispanic) neighborhood in Gilbert with 4 census tracts and a population of 17,163 residents. The neighborhood's pop-weighted eviction-risk score of 1.5/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 34% of renters here pay at least 30% of household income on rent, and 17% are severely cost-burdened (≥50% of income). Average gross rent of $2,230/month sits 6% higher than the Gilbert citywide average ($2,110).

Risk score

1.5

Lower

4 tracts · population-weighted

Higley Park vs Gilbert How this neighborhood stacks against the citywide average

% of income on rent

33.9% +17%

Gilbert: 28.9%

Average gross rent

$2,230 +6%

Gilbert: $2,110

Average HH income

$119,245 -2%

Gilbert: $121,351

Poverty rate

4.7% -8%

Gilbert: 5.1%

Renter share

26.2% -3%

Gilbert: 26.9%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Higley Park and the region

Click any tract to drill in · 4 tracts span score 1.3–2

Why Higley Park scores 1.5

9 axes · pop-weighted · 1 = landlord-friendly

State political climate

legislature & governorship · Range 2.2–2.2 across tracts

2.2

Regional political climate

County-level mix · 2024 presidential margin · Range 5.1–5.1 across tracts

5.1

Local political climate

Parent city governance · Range 2.5–2.5 across tracts

2.5

Rent control risk

34% of income on rent · Range 1.0–1.0 across tracts

1.0

Eviction process difficulty

State notice requirements & court backlog · Range 2.5–2.5 across tracts

2.5

Tenant organizing strength

26% renter households · Range 1.5–1.5 across tracts

1.5

Housing court bias

County bench composition · Range 2.0–2.0 across tracts

2.0

Economic stress

4.7% below poverty line · Range 1.0–1.7 across tracts

1.2

Supply constraint

Rent-to-FMR gap & zoning friction · Range 5.5–8.1 across tracts

6.4

Risk score comparison

Higley Park vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Higley Park?

Left: distribution of constituent tract scores. Right: every tract as a heat square. Click any square to drill in.

Score distribution

0246810

Spread of 0.7 points from 1.3 to 2. Tracts are relatively uniform, so conditions feel similar throughout the neighborhood.

Tracts as heat grid

2.0 1.7 1.4 1.3

Each square = one census tract. Color tracks the same green→red ramp as the chloropleth map above.

Census tracts

4 tracts in Higley Park

Ranked highest-risk first. Click for per-tract detail.

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
04013815202	2	3,001	45%	$2,068
04013814700	1.7	4,409	38%	$2,563
04013815203	1.4	4,049	32%	$2,040
04013815100	1.3	5,704	27%	$2,193

Social Vulnerability Index

CDC SVI percentile: 23

Pop-weighted across 4 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 17%ile

Poverty, unemployment, no-HS-diploma, housing cost burden

Household characteristics 36%ile

Single-parent HH, disability, language barriers, age 17- / 65+

Racial/ethnic minority 57%ile

Hispanic + non-white share of population

Housing & transport 29%ile

Multi-unit structures, mobile homes, crowding, no vehicle

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Higley Park

Aggregated across 2 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

91Total filings (sum)
20.65%Avg annual filing rate
46.5%Peak year (2005)
4.08%Latest filed (2005)

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Higley Park

Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.

8.6%Housing insecurity
4.9%Utility shutoff threat
10.0%Food insecurity
6.4%SNAP enrollment
8.0%No health insurance
22.4%Any disability

Frequently asked

About Higley Park

What is the eviction-risk score for Higley Park?

Higley Park scores 1.5/10 (Lower tier) across 4 census tracts. The pop-weighted Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income and poverty signals.

How does Higley Park compare to Gilbert overall?

Higley Park scores 0.9 points lower than Gilbert overall (2.4/10). Renters spend 34% of income on rent vs 29% citywide. Average rent: $2,230 vs $2,110.

What is the average rent in Higley Park?

Average gross rent in Higley Park is $2,230/month (pop-weighted across 4 census tracts, ACS 5-year 2023). 34% of renter households are cost-burdened.

What percentage of Higley Park residents are renters?

26% of Higley Park households are renter-occupied (vs 27% in Gilbert). The neighborhood has 17,163 residents.

Is Higley Park a high social-vulnerability area?

Higley Park sits in the 23rd percentile nationally on the CDC Social Vulnerability Index (low vulnerability). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

Which tracts in Higley Park have the highest eviction risk?

The highest-risk constituent tract in Higley Park is census tract 04013815202 (score 2/10). Across the 4 tracts in this neighborhood the score ranges from 1.3 to 2, a spread of 0.7 points.

How safe is Higley Park for landlords?

Higley Park carries a lower-tier eviction-risk profile for landlords (1.5/10). Pop-weighted across 4 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Gilbert as a whole (2.4/10), this neighborhood is lower-risk.

What is the demographic breakdown of Higley Park?

Higley Park has 17,500 residents (White (non-Hispanic) Neighborhood). Top groups: White (non-Hispanic) (62.6%), Hispanic / Latino (15.2%), Asian (non-Hispanic) (9.9%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Higley Park

1.7 Ray Ranch 3 tracts · pop 15,725 1.3 Arboreta 3 tracts · pop 12,060 2.1 Gilbert Ranch 4 tracts · pop 18,710 1.4 Morrison Ranch 4 tracts · pop 21,352 1.7 Power Ranch 4 tracts · pop 23,569 2 Stonebridge Lakes Manor 6 tracts · pop 26,637

Sibling neighborhoods

Other neighborhoods inside Gilbert

Same parent city, ranked by score similarity to Higley Park.

1.5 Morrison Ranch 4 tracts · pop 21,352 1.4 Copperleaf 1 tracts · pop 5,574 1.6 The Bridges at Gilbert 3 tracts · pop 10,983 1.6 Val Vista Lakes 3 tracts · pop 10,467 1.4 Santana 2 tracts · pop 6,968 1.4 Arboreta 3 tracts · pop 12,060

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