Neighborhood · Pine Hills, FL

The Willows Eviction Risk: Moderate

3 census tracts · pop 24,371 · pop-weighted Eviction Risk Score 4.9/10 · range 4.7–5.3

The Willows is a black (non-hispanic) neighborhood in Pine Hills with 3 census tracts and a population of 24,371 residents. The neighborhood's pop-weighted eviction-risk score of 4.9/10 (Moderate tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 60% of renters here pay at least 30% of household income on rent, and 32% are severely cost-burdened (≥50% of income). Average gross rent of $1,410/month sits 9% lower than the Pine Hills citywide average ($1,542).

Risk score

4.9

Moderate

3 tracts · population-weighted

The Willows vs Pine Hills How this neighborhood stacks against the citywide average

% of income on rent

60.1% +59%

Pine Hills: 37.9%

Average gross rent

$1,410 -9%

Pine Hills: $1,542

Average HH income

$48,104 -14%

Pine Hills: $55,692

Poverty rate

20.5% +11%

Pine Hills: 18.5%

Renter share

56.4% +26%

Pine Hills: 44.6%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across The Willows and the region

Click any tract to drill in · 3 tracts span score 4.7–5.3

Why The Willows scores 4.9

9 axes · pop-weighted · 1 = landlord-friendly

State political climate

legislature & governorship · Range 1.5–1.5 across tracts

1.5

Regional political climate

County-level mix · 2024 presidential margin · Range 6.2–6.2 across tracts

6.2

Local political climate

Parent city governance · Range 5.5–6.5 across tracts

6.2

Rent control risk

60% of income on rent · Range 1.5–8.5 across tracts

6.4

Eviction process difficulty

State notice requirements & court backlog · Range 1.5–3.0 across tracts

2.0

Tenant organizing strength

56% renter households · Range 4.5–8.6 across tracts

7.4

Housing court bias

County bench composition · Range 4.0–8.1 across tracts

6.9

Economic stress

20.5% below poverty line · Range 4.8–5.7 across tracts

5.1

Supply constraint

Rent-to-FMR gap & zoning friction · Range 1.8–2.5 across tracts

2.2

Risk score comparison

The Willows vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in The Willows?

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

Score distribution

0246810

Spread of 0.6 points from 4.7 to 5.3. Tracts are relatively uniform, so conditions feel similar throughout the neighborhood.

Tracts as heat grid

5.3 4.9 4.7

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

Census tracts

3 tracts in The Willows

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
12095012403	5.3	7,408	55%	$1,427
12095012100	4.9	7,854	70%	$1,335
12095012000	4.7	9,109	55%	$1,462

Social Vulnerability Index

CDC SVI percentile: 99

Pop-weighted across 3 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 99%ile

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

Household characteristics 98%ile

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

Racial/ethnic minority 90%ile

Hispanic + non-white share of population

Housing & transport 84%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in The Willows

Aggregated across 3 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

3,894Total filings (sum)
16.93%Avg annual filing rate
25.9%Peak year (2006)
8.36%Latest filed (2016)

Frequently asked

About The Willows

What is the eviction-risk score for The Willows?

The Willows scores 4.9/10 (Moderate 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.

How does The Willows compare to Pine Hills overall?

The Willows scores 2.0 points higher than Pine Hills overall (2.9/10). Renters spend 60% of income on rent vs 38% citywide. Average rent: $1,410 vs $1,542.

What is the average rent in The Willows?

Average gross rent in The Willows is $1,410/month (pop-weighted across 3 census tracts, ACS 5-year 2023). 60% of renter households are cost-burdened.

What percentage of The Willows residents are renters?

56% of The Willows households are renter-occupied (vs 45% in Pine Hills). The neighborhood has 24,371 residents.

Is The Willows a high social-vulnerability area?

The Willows sits in the 99th 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 The Willows have the highest eviction risk?

The highest-risk constituent tract in The Willows is census tract 12095012403 (score 5.3/10). Across the 3 tracts in this neighborhood the score ranges from 4.7 to 5.3, a spread of 0.6 points.

How safe is The Willows for landlords?

The Willows carries a moderate-tier eviction-risk profile for landlords (4.9/10). 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 Pine Hills as a whole (2.9/10), this neighborhood is higher-risk.

What is the demographic breakdown of The Willows?

The Willows has 23,916 residents (Black (non-Hispanic) Neighborhood). Top groups: Black (non-Hispanic) (73.6%), Hispanic / Latino (12.2%), White (non-Hispanic) (9.9%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near The Willows

4.7 Pine Hills 5 tracts · pop 37,521 5.6 West Colonial 2 tracts · pop 7,599 4.5 Signal Hill 3 tracts · pop 15,600 3.5 Palomar 2 tracts · pop 6,299 2.9 College Park 2 tracts · pop 10,609 5 Carver Shores 4 tracts · pop 18,953

Sibling neighborhoods

Other neighborhoods inside Pine Hills

Same parent city, ranked by score similarity to The Willows.

4.7 Pine Hills 5 tracts · pop 37,521

Zoom out