Neighborhood · Gilbert, AZ

Val Vista Lakes Eviction Risk: Lower

3 census tracts · pop 10,467 · pop-weighted Eviction Risk Score 1.6/10 · range 1.3–1.9

Val Vista Lakes is a white (non-hispanic) neighborhood in Gilbert with 3 census tracts and a population of 10,467 residents. The neighborhood's pop-weighted eviction-risk score of 1.6/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 50% of renters here pay at least 30% of household income on rent, and 20% are severely cost-burdened (≥50% of income). Average gross rent of $2,234/month sits 6% higher than the Gilbert citywide average ($2,110).

Risk score

1.6

Lower

3 tracts · population-weighted

Val Vista Lakes vs Gilbert How this neighborhood stacks against the citywide average

% of income on rent

50.0% +73%

Gilbert: 28.9%

Average gross rent

$2,234 +6%

Gilbert: $2,110

Average HH income

$135,928 +12%

Gilbert: $121,351

Poverty rate

6.7% +31%

Gilbert: 5.1%

Renter share

15.6% -42%

Gilbert: 26.9%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Val Vista Lakes and the region

Click any tract to drill in · 3 tracts span score 1.3–1.9

Why Val Vista Lakes scores 1.6

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

50% 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

16% 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

6.7% below poverty line · Range 1.0–2.4 across tracts

1.7

Supply constraint

Rent-to-FMR gap & zoning friction · Range 5.7–8.1 across tracts

6.4

Risk score comparison

Val Vista Lakes vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Val Vista Lakes?

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

Score distribution

0246810

Spread of 0.6 points from 1.3 to 1.9. Tracts are relatively uniform, so conditions feel similar throughout the neighborhood.

Tracts as heat grid

1.9 1.7 1.3

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

Census tracts

3 tracts in Val Vista Lakes

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
04013422510	1.9	2,971	77%	$2,558
04013422620	1.7	3,349	52%	$2,093
04013422507	1.3	4,147	29%	$2,115

Social Vulnerability Index

CDC SVI percentile: 18

Pop-weighted across 3 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 24%ile

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

Racial/ethnic minority 42%ile

Hispanic + non-white share of population

Housing & transport 28%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Val Vista Lakes

Aggregated across 3 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

474Total filings (sum)
15.61%Avg annual filing rate
33.4%Peak year (2005)
6.18%Latest filed (2005)

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Val Vista Lakes

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

7.3%Housing insecurity
4.3%Utility shutoff threat
8.8%Food insecurity
5.7%SNAP enrollment
7.1%No health insurance
23.5%Any disability

Frequently asked

About Val Vista Lakes

What is the eviction-risk score for Val Vista Lakes?

Val Vista Lakes scores 1.6/10 (Lower tier) across 3 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 Val Vista Lakes compare to Gilbert overall?

Val Vista Lakes scores 0.8 points lower than Gilbert overall (2.4/10). Renters spend 50% of income on rent vs 29% citywide. Average rent: $2,234 vs $2,110.

What is the average rent in Val Vista Lakes?

Average gross rent in Val Vista Lakes is $2,234/month (pop-weighted across 3 census tracts, ACS 5-year 2023). 50% of renter households are cost-burdened.

What percentage of Val Vista Lakes residents are renters?

16% of Val Vista Lakes households are renter-occupied (vs 27% in Gilbert). The neighborhood has 10,467 residents.

Is Val Vista Lakes a high social-vulnerability area?

Val Vista Lakes sits in the 18th 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 Val Vista Lakes have the highest eviction risk?

The highest-risk constituent tract in Val Vista Lakes is census tract 04013422510 (score 1.9/10). Across the 3 tracts in this neighborhood the score ranges from 1.3 to 1.9, a spread of 0.6 points.

How safe is Val Vista Lakes for landlords?

Val Vista Lakes carries a lower-tier eviction-risk profile for landlords (1.6/10). Pop-weighted across 3 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 Val Vista Lakes?

Val Vista Lakes has 10,054 residents (White (non-Hispanic) Neighborhood). Top groups: White (non-Hispanic) (72.5%), Hispanic / Latino (18%), Other / Multiracial (4.5%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Val Vista Lakes

1.4 Morrison Ranch 4 tracts · pop 21,352 2.8 Suntrails 2 tracts · pop 11,086 2 Stonebridge Lakes Manor 6 tracts · pop 26,637 2.2 Suntree 2 tracts · pop 10,463 2 Sunview 2 tracts · pop 9,027 3 Venture Out 4 tracts · pop 11,661

Sibling neighborhoods

Other neighborhoods inside Gilbert

Same parent city, ranked by score similarity to Val Vista Lakes.

1.6 Power Ranch 4 tracts · pop 23,569 1.6 The Bridges at Gilbert 3 tracts · pop 10,983 1.7 Ray Ranch 3 tracts · pop 15,725 1.5 Morrison Ranch 4 tracts · pop 21,352 1.5 Higley Park 4 tracts · pop 17,163 1.4 Santana 2 tracts · pop 6,968

Zoom out