2 census tracts · pop 6,394 · pop-weighted Eviction Risk Score 5.5/10
· range 5.3–5.7
Fox River Bluffs spans 2 census tracts of East Dundee, IL and houses 6,394 people. That produces an Eviction Risk Score of 5.5/10, Moderate tier. Against a East Dundee baseline of 38.1%, roughly one in two of renters here cross the 30%-of-income line.
Severe burden reaches 28%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears. Pulling the other way is economic stress, at 2.4/10. Sitting well above the midpoint is tenant-organizing strength at 7.6/10.
Court records carry 58 eviction filings across its 2 observed tracts. Well under the midpoint is supply constraint, at 2.6/10.
The worst year on record was 2010, when filings touched 4.0% of renter households. The most recent observed rate, 2.4% in 2011, is well off that peak. Rent takes 19% of average household income, comfortably inside the 30% line and unusually low for a rental sub-market.
The 2 tracts here are tightly clustered, 0.4 points apart at the extremes. Average gross rent runs $1,346, close to the East Dundee average. 42% of occupied units are renter-occupied.
The area figure travels well to individual addresses here, though the per-tract table below still carries the detail. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.
Risk score
5.5
Moderate
2 tracts · population-weighted
Fox River Bluffs vs East DundeeHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority42%ile
Hispanic + non-white share of population
Housing & transport23%ile
Multi-unit structures, mobile homes, crowding, no vehicle
Eviction filings · Princeton Eviction Lab
Court-record eviction history in Fox River Bluffs
Aggregated across 2 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.
Historic baseline (2000–2018)
58Total filings (sum)
2.56%Avg annual filing rate
4.0%Peak year (2010)
2.50%Latest filed (2011)
CDC PLACES 2023 · pop-weighted
Eviction-adjacent indicators in Fox River Bluffs
Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.
10.5%Housing insecurity
6.1%Utility shutoff threat
11.9%Food insecurity
10.3%SNAP enrollment
9.0%No health insurance
26.3%Any disability
Frequently asked
About Fox River Bluffs
Q1
What is the eviction-risk score for Fox River Bluffs?
Fox River Bluffs scores 5.5/10 (Moderate 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 Fox River Bluffs compare to East Dundee overall?
Fox River Bluffs scores 0.9 points higher than East Dundee overall (4.6/10). Renters spend 53% of income on rent vs 38% citywide. Average rent: $1,346 vs $1,277.
Q3
What is the average rent in Fox River Bluffs?
Average gross rent in Fox River Bluffs is $1,346/month (pop-weighted across 2 census tracts, ACS 5-year 2023). 53% of renter households are cost-burdened.
Q4
What percentage of Fox River Bluffs residents are renters?
42% of Fox River Bluffs households are renter-occupied (vs 31% in East Dundee). The neighborhood has 6,394 residents.
Q5
Is Fox River Bluffs a high social-vulnerability area?
Fox River Bluffs 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 Fox River Bluffs have the highest eviction risk?
The highest-risk constituent tract in Fox River Bluffs is census tract 17089850400 (score 5.7/10). Across the 2 tracts in this neighborhood the score ranges from 5.3 to 5.7, a spread of 0.4 points.
Q7
How safe is Fox River Bluffs for landlords?
Fox River Bluffs carries a moderate-tier eviction-risk profile for landlords (5.5/10). 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 East Dundee as a whole (4.6/10), this neighborhood is higher-risk.
Q8
What is the demographic breakdown of Fox River Bluffs?
Fox River Bluffs has 6,404 residents. Top groups: White (non-Hispanic) (72.2%), Hispanic / Latino (16.1%), Black (non-Hispanic) (4.7%). Source: ACS 5-year 2023, table B03002.
