Neighborhood · Elgin, IL

Fox River Bluffs Eviction Risk: Lower

1 census tracts · pop 6,913 · pop-weighted Eviction Risk Score 1.8/10 · range 1.8–1.8

Fox River Bluffs is a white-hispanic neighborhood in Elgin with 1 census tract and a population of 6,913 residents. The neighborhood's pop-weighted eviction-risk score of 1.8/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 30% of renters here pay at least 30% of household income on rent, and 25% are severely cost-burdened (≥50% of income). Average gross rent of $2,337/month sits 72% higher than the Elgin citywide average ($1,361).

Risk score

1.8

Lower

1 tracts · population-weighted

Fox River Bluffs vs Elgin How this neighborhood stacks against the citywide average

% of income on rent

29.8% +1%

Elgin: 29.5%

Average gross rent

$2,337 +72%

Elgin: $1,361

Average HH income

$128,143 +45%

Elgin: $88,316

Poverty rate

8.5% -18%

Elgin: 10.4%

Renter share

18.9% -33%

Elgin: 28.1%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Fox River Bluffs and the region

Click any tract to drill in · 1 tracts span score 1.8–1.8

Why Fox River Bluffs scores 1.8

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

State political climate

legislature & governorship · Range 5.2–5.2 across tracts

5.2

Regional political climate

County-level mix · 2024 presidential margin · Range 7.5–7.5 across tracts

7.5

Local political climate

Parent city governance · Range 4.8–4.8 across tracts

4.8

Rent control risk

30% of income on rent · Range 2.0–2.0 across tracts

2.0

Eviction process difficulty

State notice requirements & court backlog · Range 3.5–3.5 across tracts

3.5

Tenant organizing strength

19% renter households · Range 3.5–3.5 across tracts

3.5

Housing court bias

County bench composition · Range 3.5–3.5 across tracts

3.5

Economic stress

8.5% below poverty line · Range 2.1–2.1 across tracts

2.1

Supply constraint

Rent-to-FMR gap & zoning friction · Range 8.3–8.3 across tracts

8.3

Risk score comparison

Fox River Bluffs vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in Fox River Bluffs

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
17031804313	1.8	6,913	30%	$2,337

Social Vulnerability Index

CDC SVI percentile: 30

Pop-weighted across 1 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 40%ile

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

Household characteristics 36%ile

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

Racial/ethnic minority 42%ile

Hispanic + non-white share of population

Housing & transport 23%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

What is the eviction-risk score for Fox River Bluffs?

Fox River Bluffs scores 1.8/10 (Lower tier) across 1 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 Fox River Bluffs compare to Elgin overall?

Fox River Bluffs scores 2.4 points lower than Elgin overall (4.2/10). Renters spend 30% of income on rent vs 30% citywide. Average rent: $2,337 vs $1,361.

What is the average rent in Fox River Bluffs?

Average gross rent in Fox River Bluffs is $2,337/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 30% of renter households are cost-burdened.

What percentage of Fox River Bluffs residents are renters?

19% of Fox River Bluffs households are renter-occupied (vs 28% in Elgin). The neighborhood has 6,913 residents.

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.

How safe is Fox River Bluffs for landlords?

Fox River Bluffs carries a lower-tier eviction-risk profile for landlords (1.8/10). Pop-weighted across 1 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Elgin as a whole (4.2/10), this neighborhood is lower-risk.

What is the demographic breakdown of Fox River Bluffs?

Fox River Bluffs has 6,466 residents (White-Hispanic Neighborhood). Top groups: White (non-Hispanic) (36.7%), Hispanic / Latino (27.4%), Other / Multiracial (16.3%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Fox River Bluffs

3.3 Elgin Historic District 7 tracts · pop 31,969 2.9 Marywood 3 tracts · pop 16,275 2.9 Exposition View 5 tracts · pop 20,565 3.2 Scraper-Moecherville 10 tracts · pop 41,831 3.4 South Park 3 tracts · pop 11,315

Sibling neighborhoods

Other neighborhoods inside Elgin

Same parent city, ranked by score similarity to Fox River Bluffs.

1.6 Woodbridge South 1 tracts · pop 9,282 2 Valley Creek 1 tracts · pop 4,310 2 Almora 1 tracts · pop 3,831 1.6 Waterford 1 tracts · pop 5,219 1.4 Tamara Heights 1 tracts · pop 4,036 1.4 Providence 1 tracts · pop 4,941

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