Within neighborhood
33
th percentile
Low
Neighborhood · Ranked #66,742 of 84,120 nationally
Highland Lakes Eviction Risk: Lower , Aventura
Tract 12086009803 · Miami-Dade, FL · pop 7,583 · neighborhood within 1.3 mi
How risky is Highland Lakes in Aventura for landlords? Census tract 12086009803 scores 5.6/10, the Moderate tier. That is riskier than about 62% of US census tracts.
Rent eats 30% or more of income for 77% of renter households, a severe level, and 31% are severely burdened at 50% or more. Average rent runs $2,245 a month against an average household income of $73,235 a year, roughly 37% of income at the averages. About 53% of occupied units are renter-occupied, a renter-majority tract.
Risk score
2.5
Lower
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 40%
Stable renters 12%
Owners 48%
Tract context
Occupied units2,776
Renter share52.6%
SVI overall0.71
Poverty rate5.1%
Median income$73,235
Percentile rank
Higher percentile = riskier than more peers.Within parent city
0
th percentile
Very Low
Within county
16
th percentile
Very Low
Within state
25
th percentile
Low
Geographic context
Risk heat across Aventura and the region
Centroid at 25.9692, -80.1788 · click any tract to drill in
Why Highland Lakes scores 2.5
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Aventura
6.8
Regional political climate
2024 county presidential margin
5.4
State political climate
Florida legislature & governorship
1.5
Economic stress
5.1% poverty · this tract
1.3
Supply constraint
$2,245 rent vs county FMR
4.6
Rent control risk
Inherited from Aventura
9.4
Eviction process difficulty
State law sets the calendar
1.1
Tenant organizing strength
Inherited from Aventura
8.6
Housing court bias
Inherited from Aventura
7.1
How Highland Lakes compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 71
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 70%Socioeconomic
- 50%Household composition
- 91%Racial/ethnic minority
- 60%Housing & transportation
Eviction filings
Court-record eviction history
Court-validated eviction filings collected from county clerks and consolidated by the Eviction Lab at Princeton University. Filing rate is filings per 100 renter households.1
Historic baseline (2000–2018)
- 67Total filings over 2 yrs
- 6.30%Avg annual filing rate
- 5.5%Peak (2016)
- 40Filings in 2016 (latest validated)
Pandemic-era tracking (2020–2021)
- 989Total filings 2020-21
- 13.6Avg monthly (observed)
- 1.5Pre-pandemic baseline
- 8.83×Ratio to baseline
Pandemic filings ran above baseline. Eviction Lab tracked Miami as part of its 34-metro Eviction Tracking System.
Comparable tracts
Census tracts with similar eviction risk
Within Highland Lakes. Closest by Eviction Risk Score.
Analysis
What drives eviction risk in Highland Lakes
The score leans hardest on rent-control risk at 9.4/10. That part comes from the wider legal climate rather than the tract itself. Statewide and court-level factors such as eviction-process speed and rent-control exposure are inherited from Aventura, while the economic and supply signals are measured at the tract level.
Set against its neighbors, this tract scores about the same as the Miami-Dade County average of 5.3 and above the Florida statewide average of 4.9. Within its own county it reads on the riskier side for landlords.
The tract is Black and Hispanic or Latino and ranks around the 71st percentile nationally on the CDC Social Vulnerability Index, a measure of how exposed residents are to housing and economic shocks. That is a middle-of-the-pack reading for social vulnerability.
During 2020 and 2021, eviction filings here ran at about 8.83x the pre-COVID monthly baseline, above pre-pandemic levels.
For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.
Frequently asked
About tract 12086009803
Q1
What is the eviction-risk score for census tract 12086009803?
Census tract 12086009803 in the Highland Lakes neighborhood scores 2.5/10 (Lower tier). The Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty signals.
Q2
What is the average rent in tract 12086009803?
Median gross rent is $2,245/month (ACS 5-year 2023, table B25064). 77% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 12086009803?
5.1% of residents in tract 12086009803 live below the federal poverty line (ACS B17001, 2023). Population: 7,583.
Q4
How socially vulnerable is tract 12086009803?
CDC Social Vulnerability Index ranks this tract in the 71th percentile nationally. Sub-themes: socioeconomic 70th, household 50th, minority 91th, housing 60th.
Q5
Is tract 12086009803 considered part of Highland Lakes?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 12086009803 fall within Highland Lakes (neighborhood centroid within 1.3 miles, OSM data).
Q6
How many evictions are filed each year in tract 12086009803?
Princeton Eviction Lab recorded 67 eviction filings across 2 validated years in tract 12086009803 (2000-2018). The average annual filing rate is 6.30% of renter households, peaking at 5.5% in 2016. Source: Eviction Lab tract-validated 2024 release.
Q7
Did eviction filings in tract 12086009803 drop during COVID?
Pandemic-era filings ran 8.83× the pre-COVID monthly baseline. Filings ran above pre-pandemic norms. Tracked by the Eviction Lab Eviction Tracking System (Miami eviction risk), 2020-2021.
Q8
How does tract 12086009803 compare to Aventura overall?
Sibling tracts
Highest-risk tracts in Aventura
Top eight tracts in Aventura ranked by composite eviction-risk score.
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