4 census tracts · pop 18,638 · pop-weighted Eviction Risk Score 3.6/10
· range 3–5
Spanish Pines spans 4 census tracts of Dunedin, FL, population 18,638. The Eviction Risk Score is 3.6/10, in the Lower tier. 54% of renters here are cost-burdened at the 30% threshold, clearly above the Dunedin rate of 34.6%.
The severe-burden share is 37%. Those renters are past the 50% mark, and they miss rent for reasons that have nothing to do with willingness to pay. The main counterweight is eviction-process difficulty, at 1.4/10.
Internally this is not one market. Tract scores span 3 to 5, so two buildings inside the same boundary can carry materially different risk. On the softer side is economic stress, at 2.2/10. Filings are well documented here: 1,032 across 4 observed tracts.
On the high side is rent-regulation exposure at 7.2/10. The worst year on record was 2015, when filings touched 8.0% of renter households. The most recent observed rate, 2.3% in 2017, is well off that peak.
That places it #3 of 4 neighborhoods in Dunedin. Only 25% of units are renter-occupied. Rental comparables are thin here; price renewals off the nearest genuine rental sub-market rather than off surrounding sale prices. For a like-for-like read, Harbor View and Dunedin Isles score within a fraction of it.
Average gross rent runs $1,606, close to the Dunedin average. Annual rent works out to 24% of average household income of $80,808.
Underwrite the address, not the area: with 2 points between its best and worst tract, the per-tract table below is the operative number. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.
Risk score
3.6
Lower
4 tracts · population-weighted
Spanish Pines vs DunedinHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority27%ile
Hispanic + non-white share of population
Housing & transport57%ile
Multi-unit structures, mobile homes, crowding, no vehicle
Eviction filings · Princeton Eviction Lab
Court-record eviction history in Spanish Pines
Aggregated across 4 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.
Historic baseline (2000–2018)
1,032Total filings (sum)
3.06%Avg annual filing rate
8.0%Peak year (2015)
2.67%Latest filed (2017)
Pandemic-era tracking (2020–2021)
213Total filings 2020-21
0.8Avg monthly observed
0.8Pre-pandemic baseline
1.03×Ratio to baseline
Pandemic filings ran near baseline. Tracked under Eviction Lab Eviction Tracking System (Tacoma, WA).
Frequently asked
About Spanish Pines
Q1
What is the eviction-risk score for Spanish Pines?
Spanish Pines scores 3.6/10 (Lower tier) across 4 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 Spanish Pines compare to Dunedin overall?
Spanish Pines scores 0.4 points lower than Dunedin overall (4/10). Renters spend 54% of income on rent vs 35% citywide. Average rent: $1,606 vs $1,675.
Q3
What is the average rent in Spanish Pines?
Average gross rent in Spanish Pines is $1,606/month (pop-weighted across 4 census tracts, ACS 5-year 2023). 54% of renter households are cost-burdened.
Q4
What percentage of Spanish Pines residents are renters?
25% of Spanish Pines households are renter-occupied (vs 29% in Dunedin). The neighborhood has 18,638 residents.
Q5
Is Spanish Pines a high social-vulnerability area?
Spanish Pines sits in the 42nd 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
Which tracts in Spanish Pines have the highest eviction risk?
The highest-risk constituent tract in Spanish Pines is census tract 12103026904 (score 5/10). Across the 4 tracts in this neighborhood the score ranges from 3 to 5, a spread of 2 points.
Q7
How safe is Spanish Pines for landlords?
Spanish Pines carries a lower-tier eviction-risk profile for landlords (3.6/10). Pop-weighted across 4 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Dunedin as a whole (4/10), this neighborhood is lower-risk.
Q8
What is the demographic breakdown of Spanish Pines?
Spanish Pines has 18,317 residents. Top groups: White (non-Hispanic) (84.4%), Hispanic / Latino (7.8%), Other / Multiracial (3.2%). Source: ACS 5-year 2023, table B03002.
