Neighborhood · Phoenix, AZ

Lake Biltmore Village Eviction Risk: Moderate

6 census tracts · pop 29,792 · pop-weighted Eviction Risk Score 5.3/10 · range 4–6

Lake Biltmore Village is a white-hispanic neighborhood in Phoenix with 6 census tracts and a population of 29,792 residents. The neighborhood's pop-weighted eviction-risk score of 5.3/10 (Moderate tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 51% of renters here pay at least 30% of household income on rent, and 21% are severely cost-burdened (≥50% of income). Average gross rent of $1,436/month sits 9% lower than the Phoenix citywide average ($1,582).

Risk score

5.3

Moderate

6 tracts · population-weighted

Lake Biltmore Village vs Phoenix How this neighborhood stacks against the citywide average

% of income on rent

50.5% +63%

Phoenix: 31.0%

Average gross rent

$1,436 -9%

Phoenix: $1,582

Average HH income

$49,499 -36%

Phoenix: $77,041

Poverty rate

20.3% +42%

Phoenix: 14.3%

Renter share

60.1% +41%

Phoenix: 42.7%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Lake Biltmore Village and the region

Click any tract to drill in · 6 tracts span score 4–6

Why Lake Biltmore Village scores 5.3

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 5.5–5.5 across tracts

5.5

Rent control risk

51% of income on rent · Range 1.0–1.0 across tracts

1.0

Eviction process difficulty

State notice requirements & court backlog · Range 3.0–3.0 across tracts

3.0

Tenant organizing strength

60% renter households · Range 4.5–4.5 across tracts

4.5

Housing court bias

County bench composition · Range 3.0–3.0 across tracts

3.0

Economic stress

20.3% below poverty line · Range 2.3–6.9 across tracts

5.1

Supply constraint

Rent-to-FMR gap & zoning friction · Range 1.0–5.5 across tracts

2.4

Risk score comparison

Lake Biltmore Village vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Lake Biltmore Village?

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

Score distribution

0246810

Spread of 2 points from 4 to 6. This neighborhood crosses multiple risk tiers, so block-by-block conditions vary substantially.

Tracts as heat grid

6.0 5.8 5.4 5.0 4.2 4.0

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

Census tracts

6 tracts in Lake Biltmore Village

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
04013104000	6	7,646	53%	$1,301
04013104401	5.8	5,551	51%	$1,589
04013104302	5.4	3,909	61%	$1,265
04013104205	5	6,257	54%	$1,117
04013104402	4.2	2,474	60%	$1,589
04013104301	4	3,955	23%	$2,057

Social Vulnerability Index

CDC SVI percentile: 89

Pop-weighted across 6 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 88%ile

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

Household characteristics 79%ile

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

Racial/ethnic minority 72%ile

Hispanic + non-white share of population

Housing & transport 81%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Lake Biltmore Village

Aggregated across 6 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

8,246Total filings (sum)
29.11%Avg annual filing rate
77.8%Peak year (2004)
27.41%Latest filed (2005)

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Lake Biltmore Village

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

17.4%Housing insecurity
10.4%Utility shutoff threat
24.9%Food insecurity
19.8%SNAP enrollment
17.7%No health insurance
35.6%Any disability

Frequently asked

About Lake Biltmore Village

What is the eviction-risk score for Lake Biltmore Village?

Lake Biltmore Village scores 5.3/10 (Moderate tier) across 6 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 Lake Biltmore Village compare to Phoenix overall?

Lake Biltmore Village scores 2.5 points higher than Phoenix overall (2.8/10). Renters spend 51% of income on rent vs 31% citywide. Average rent: $1,436 vs $1,582.

What is the average rent in Lake Biltmore Village?

Average gross rent in Lake Biltmore Village is $1,436/month (pop-weighted across 6 census tracts, ACS 5-year 2023). 51% of renter households are cost-burdened.

What percentage of Lake Biltmore Village residents are renters?

60% of Lake Biltmore Village households are renter-occupied (vs 43% in Phoenix). The neighborhood has 29,792 residents.

Is Lake Biltmore Village a high social-vulnerability area?

Lake Biltmore Village sits in the 89th percentile nationally on the CDC Social Vulnerability Index (highly vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

Which tracts in Lake Biltmore Village have the highest eviction risk?

The highest-risk constituent tract in Lake Biltmore Village is census tract 04013104000 (score 6/10). Across the 6 tracts in this neighborhood the score ranges from 4 to 6, a spread of 2 points.

How safe is Lake Biltmore Village for landlords?

Lake Biltmore Village carries a moderate-tier eviction-risk profile for landlords (5.3/10). Pop-weighted across 6 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Phoenix as a whole (2.8/10), this neighborhood is higher-risk.

What is the demographic breakdown of Lake Biltmore Village?

Lake Biltmore Village has 30,265 residents (White-Hispanic Neighborhood). Top groups: White (non-Hispanic) (37.1%), Hispanic / Latino (36.9%), Other / Multiracial (11.8%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Lake Biltmore Village

3.9 Greenbriar 5 tracts · pop 16,321 4.7 Thunderbird Valley Number Two 3 tracts · pop 20,040 3.6 Sunray Manor 2 tracts · pop 11,008 5.3 Mountain View Trailer Court 5 tracts · pop 19,277 4.3 El Camino Dr. 4 tracts · pop 16,240 3.8 Ridgegate 3 tracts · pop 13,532

Sibling neighborhoods

Other neighborhoods inside Phoenix

Same parent city, ranked by score similarity to Lake Biltmore Village.

5.3 El Sereno-La Rosa Trailer Inn 3 tracts · pop 10,722 5.3 South Phoenix 7 tracts · pop 26,843 5.3 Lookout Mountain 2 tracts · pop 7,103 5.3 Parkwood 4 tracts · pop 24,056 5.2 Longhaven West 5 tracts · pop 23,688 5.2 Garfield 6 tracts · pop 10,776

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