1 census tracts · pop 7,059 · pop-weighted Eviction Risk Score 3/10
· range 3–3
Pecan Creek South maps to a single census tract in San Tan Valley, AZ and houses 7,059 people. That produces an Eviction Risk Score of 3/10, Lower tier. 54% of renters here are cost-burdened at the 30% threshold, far above the San Tan Valley rate of 28.2%.
The clearest offset is economic stress, at 1.9/10. Running cool is eviction-process difficulty, at 2.6/10. That places it #5 of 8 neighborhoods in San Tan Valley.
At 28% renter-occupied, this is predominantly owner territory, and rental comps have to be drawn from further out. The closest comparables inside the same city are Castlegate and Pecan Creek. Average gross rent runs $2,028, close to the San Tan Valley average.
Annual rent works out to 28% of average household income of $88,393.
One tract means one number: 3/10 applies directly to any address inside the boundary. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.
Risk score
3
Lower
1 tracts · population-weighted
Pecan Creek South vs San Tan ValleyHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority63%ile
Hispanic + non-white share of population
Housing & transport12%ile
Multi-unit structures, mobile homes, crowding, no vehicle
CDC PLACES 2023 · pop-weighted
Eviction-adjacent indicators in Pecan Creek South
Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.
12.8%Housing insecurity
8.4%Utility shutoff threat
15.7%Food insecurity
9.8%SNAP enrollment
11.6%No health insurance
27.8%Any disability
Frequently asked
About Pecan Creek South
Q1
What is the eviction-risk score for Pecan Creek South?
Pecan Creek South scores 3/10 (Lower tier) across 1 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 Pecan Creek South compare to San Tan Valley overall?
Pecan Creek South scores 0.6 points lower than San Tan Valley overall (3.6/10). Renters spend 54% of income on rent vs 28% citywide. Average rent: $2,028 vs $2,085.
Q3
What is the average rent in Pecan Creek South?
Average gross rent in Pecan Creek South is $2,028/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 54% of renter households are cost-burdened.
Q4
What percentage of Pecan Creek South residents are renters?
28% of Pecan Creek South households are renter-occupied (vs 18% in San Tan Valley). The neighborhood has 7,059 residents.
Q5
Is Pecan Creek South a high social-vulnerability area?
Pecan Creek South sits in the 44th percentile nationally on the CDC Social Vulnerability Index (less vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.
Q6
How safe is Pecan Creek South for landlords?
Pecan Creek South carries a lower-tier eviction-risk profile for landlords (3/10). Pop-weighted across 1 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to San Tan Valley as a whole (3.6/10), this neighborhood is lower-risk.
Q7
What is the demographic breakdown of Pecan Creek South?
Pecan Creek South has 7,349 residents. Top groups: White (non-Hispanic) (50%), Hispanic / Latino (38.4%), Asian (non-Hispanic) (5.3%). Source: ACS 5-year 2023, table B03002.
