3 census tracts · pop 10,467 · pop-weighted Eviction Risk Score 3/10
· range 3–3
Val Vista Lakes spans 3 census tracts of Gilbert, AZ, population 10,467. The Eviction Risk Score is 3/10, in the Lower tier. Cost burden runs 50% against 28.9% citywide, putting Val Vista Lakes 21.1% over its own city.
The main counterweight is rent-regulation exposure, at 1/10. Running cool is tenant-organizing strength, at 1.5/10. Severe burden reaches 20%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears.
On the softer side is economic stress, at 1.7/10. Court records carry 474 eviction filings across its 3 observed tracts. The voucher gap is 14.5%: households holding assistance that local rents will not absorb, which shows up as churn rather than arrears.
SNAP participation is 5.8% of households versus 15.2% nationally. The worst year on record was 2005, when filings touched 33.4% of renter households.
Food insecurity affects 9.0% of adults, 8.8 points below the national rate. That places it #3 of 16 neighborhoods in Gilbert.
Judgments average 5.4% of renter households a year, the share of filings that actually convert to an order. Only 16% of units are renter-occupied. Rental comparables are thin here; price renewals off the nearest genuine rental sub-market rather than off surrounding sale prices. The closest comparables inside the same city are Allen Ranch and Arboreta.
Against average income of $135,928, annual rent is only 20%, a wide affordability cushion. Poverty sits at 7%, low enough that arrears here usually reflect a specific shock rather than a structural income gap.
The area figure travels well to individual addresses here, though the per-tract table below still carries the detail. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.
Risk score
3
Lower
3 tracts · population-weighted
Val Vista Lakes vs GilbertHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority42%ile
Hispanic + non-white share of population
Housing & transport28%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
Q1
What is the eviction-risk score for Val Vista Lakes?
Val Vista Lakes scores 3/10 (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.
Q2
How does Val Vista Lakes compare to Gilbert overall?
Val Vista Lakes scores 0.2 points lower than Gilbert overall (3.2/10). Renters spend 50% of income on rent vs 29% citywide. Average rent: $2,234 vs $2,110.
Q3
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.
Q4
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.
Q5
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.
Q6
Which tracts in Val Vista Lakes have the highest eviction risk?
The highest-risk constituent tract in Val Vista Lakes is census tract 04013422507 (score 3/10). Across the 3 tracts in this neighborhood the score ranges from 3 to 3, a spread of 0 points.
Q7
How safe is Val Vista Lakes for landlords?
Val Vista Lakes carries a lower-tier eviction-risk profile for landlords (3/10). 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 (3.2/10), this neighborhood is in line with the citywide level.
Q8
What is the demographic breakdown of Val Vista Lakes?
Val Vista Lakes has 10,054 residents. Top groups: White (non-Hispanic) (72.5%), Hispanic / Latino (18%), Other / Multiracial (4.5%). Source: ACS 5-year 2023, table B03002.
