2 census tracts · pop 8,125 · pop-weighted Eviction Risk Score 3/10
· range 3–3
Pecan Creek is a 2-tract neighborhood of San Tan Valley, AZ and houses 8,125 people. The Eviction Risk Score is 3/10, in the Lower tier. Against a San Tan Valley baseline of 28.2%, 48% of renters here cross the 30%-of-income line.
The main counterweight is economic stress, at 1.5/10. The severe-burden share is 14%. Those renters are past the 50% mark, and they miss rent for reasons that have nothing to do with willingness to pay. Running cool is eviction-process difficulty, at 2.6/10.
Average gross rent is $1,865, 11% below the San Tan Valley average of $2,085. Among the 8 mapped neighborhoods of San Tan Valley, it ranks #5 by risk, the middle third. The closest comparables inside the same city are Castlegate and Pecan Creek South.
Poverty sits at 5%, low enough that arrears here usually reflect a specific shock rather than a structural income gap. Its 2 tracts score within 0 points of one another, so the area figure travels well to individual addresses. Annual rent works out to 22% of average household income of $99,730.
30% of occupied units are renter-occupied.
With little internal variation, 3/10 is a fair proxy for any address inside the boundary. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.
Risk score
3
Lower
2 tracts · population-weighted
Pecan Creek vs San Tan ValleyHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority60%ile
Hispanic + non-white share of population
Housing & transport3%ile
Multi-unit structures, mobile homes, crowding, no vehicle
CDC PLACES 2023 · pop-weighted
Eviction-adjacent indicators in Pecan Creek
Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.
11.4%Housing insecurity
7.2%Utility shutoff threat
13.6%Food insecurity
8.0%SNAP enrollment
10.8%No health insurance
27.1%Any disability
Frequently asked
About Pecan Creek
Q1
What is the eviction-risk score for Pecan Creek?
Pecan Creek scores 3/10 (Lower tier) across 2 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 compare to San Tan Valley overall?
Pecan Creek scores 0.6 points lower than San Tan Valley overall (3.6/10). Renters spend 48% of income on rent vs 28% citywide. Average rent: $1,865 vs $2,085.
Q3
What is the average rent in Pecan Creek?
Average gross rent in Pecan Creek is $1,865/month (pop-weighted across 2 census tracts, ACS 5-year 2023). 48% of renter households are cost-burdened.
Q4
What percentage of Pecan Creek residents are renters?
30% of Pecan Creek households are renter-occupied (vs 18% in San Tan Valley). The neighborhood has 8,125 residents.
Q5
Is Pecan Creek a high social-vulnerability area?
Pecan Creek sits in the 22nd 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 Pecan Creek have the highest eviction risk?
The highest-risk constituent tract in Pecan Creek is census tract 04021000220 (score 3/10). Across the 2 tracts in this neighborhood the score ranges from 3 to 3, a spread of 0 points.
Q7
How safe is Pecan Creek for landlords?
Pecan Creek carries a lower-tier eviction-risk profile for landlords (3/10). Pop-weighted across 2 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.
Q8
What is the demographic breakdown of Pecan Creek?
Pecan Creek has 7,804 residents. Top groups: White (non-Hispanic) (54.7%), Other / Multiracial (17.3%), Hispanic / Latino (16.1%). Source: ACS 5-year 2023, table B03002.
