1 census tracts · pop 6,913 · pop-weighted Eviction Risk Score 3/10
· range 3–3
Fox River Bluffs is a one-tract neighborhood of Elgin, IL and houses 6,913 people. The Eviction Risk Score is 3/10, in the Lower tier. At $2,337 a month, rents sit 72% over what the rest of Elgin commands.
The voucher gap is 32.7%: households holding assistance that local rents will not absorb, which shows up as churn rather than arrears. The severe-burden share is 25%. Those renters are past the 50% mark, and they miss rent for reasons that have nothing to do with willingness to pay.
The strongest single driver of the headline number is supply constraint at 8.3/10. Rent consumes at least 30% of income for 30% of renter households.
On the softer side is rent-regulation exposure, at 2/10. Well under the midpoint is economic stress, at 2.1/10.
Among the 16 mapped neighborhoods of Elgin, it ranks #11 by risk, the lower third. At 19% renter-occupied, this is predominantly owner territory, and rental comps have to be drawn from further out.
For a like-for-like read, Woodbridge South and Tamara Heights score within a fraction of it. Annual rent works out to 22% of average household income of $128,143.
Because the boundary contains one tract, 3/10 is simultaneously the area figure and the address-level figure. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.
Risk score
3
Lower
1 tracts · population-weighted
Fox River Bluffs vs ElginHow 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 3/10 (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.
Q2
How does Fox River Bluffs compare to Elgin overall?
Fox River Bluffs scores 1.0 points lower than Elgin overall (4/10). Renters spend 30% of income on rent vs 30% citywide. Average rent: $2,337 vs $1,361.
Q3
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.
Q4
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.
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
How safe is Fox River Bluffs for landlords?
Fox River Bluffs carries a lower-tier eviction-risk profile for landlords (3/10). 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 (4/10), this neighborhood is lower-risk.
Q7
What is the demographic breakdown of Fox River Bluffs?
Fox River Bluffs has 6,466 residents. Top groups: White (non-Hispanic) (36.7%), Hispanic / Latino (27.4%), Other / Multiracial (16.3%). Source: ACS 5-year 2023, table B03002.
