3 census tracts · pop 13,069 · pop-weighted Eviction Risk Score 4.4/10
· range 4–5.2
Tall Trees takes in 3 census tracts of Glenview, IL, population 13,069. The Eviction Risk Score is 4.4/10, in the Moderate tier. The voucher gap is 45.0%: households holding assistance that local rents will not absorb, which shows up as churn rather than arrears.
The dominant input is rent-regulation exposure at 8.6/10. Well under the midpoint is economic stress, at 1.7/10. 19% are severely burdened, paying half their income or more in rent. That cohort has no absorption capacity for an unexpected bill, and it is where non-payment filings originate.
Running hot is supply constraint at 8.1/10. Internally this is not one market. Tract scores span 4 to 5.2, so two buildings inside the same boundary can carry materially different risk.
Average gross rent is $2,554, 19% above the Glenview average of $2,148. Court records carry 418 eviction filings across its 3 observed tracts. 3.8% of adults report being unable to pay a utility bill, below a 9.2% national figure. Utility arrears usually lead rent arrears by a month or two.
Food insecurity affects 7.6% of adults, 10.2 points below the national rate. Filing activity peaked in 2012 at 12.2% of renter households.
The most recent observed rate, 4.5% in 2015, is well off that peak. Rent consumes at least 30% of income for 38% of renter households.
Underwrite the address, not the area: with 1.2 points between its best and worst tract, the per-tract table below is the operative number. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.
Risk score
4.4
Moderate
3 tracts · population-weighted
Tall Trees vs GlenviewHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority33%ile
Hispanic + non-white share of population
Housing & transport44%ile
Multi-unit structures, mobile homes, crowding, no vehicle
Eviction filings · Princeton Eviction Lab
Court-record eviction history in Tall Trees
Aggregated across 3 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.
Historic baseline (2000–2018)
418Total filings (sum)
4.53%Avg annual filing rate
12.2%Peak year (2012)
4.39%Latest filed (2015)
CDC PLACES 2023 · pop-weighted
Eviction-adjacent indicators in Tall Trees
Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.
6.5%Housing insecurity
3.8%Utility shutoff threat
7.6%Food insecurity
5.6%SNAP enrollment
5.5%No health insurance
21.6%Any disability
Frequently asked
About Tall Trees
Q1
What is the eviction-risk score for Tall Trees?
Tall Trees scores 4.4/10 (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.
Q2
How does Tall Trees compare to Glenview overall?
Tall Trees scores 1.0 points lower than Glenview overall (5.4/10). Renters spend 38% of income on rent vs 37% citywide. Average rent: $2,554 vs $2,148.
Q3
What is the average rent in Tall Trees?
Average gross rent in Tall Trees is $2,554/month (pop-weighted across 3 census tracts, ACS 5-year 2023). 38% of renter households are cost-burdened.
Q4
What percentage of Tall Trees residents are renters?
15% of Tall Trees households are renter-occupied (vs 21% in Glenview). The neighborhood has 13,069 residents.
Q5
Is Tall Trees a high social-vulnerability area?
Tall Trees sits in the 30th 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 Tall Trees have the highest eviction risk?
The highest-risk constituent tract in Tall Trees is census tract 17031801901 (score 5.2/10). Across the 3 tracts in this neighborhood the score ranges from 4 to 5.2, a spread of 1.2 points.
Q7
How safe is Tall Trees for landlords?
Tall Trees carries a moderate-tier eviction-risk profile for landlords (4.4/10). 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 Glenview as a whole (5.4/10), this neighborhood is lower-risk.
Q8
What is the demographic breakdown of Tall Trees?
Tall Trees has 13,091 residents. Top groups: White (non-Hispanic) (76.4%), Hispanic / Latino (13.4%), Asian (non-Hispanic) (6.3%). Source: ACS 5-year 2023, table B03002.
