Within neighborhood
17
th percentile
Very Low
Neighborhood · Ranked #67,219 of 84,120 nationally
Whispering Hills Eviction Risk: Lower , Garland
Tract 48113019024 · Dallas, TX · pop 3,801 · neighborhood within 1.3 mi
Tract 48113019024 sits in the Whispering Hills area of Richardson eviction risk, TX, carrying an eviction-risk score of 3/10. It is home to 3,801 residents. At $2,720 a month, rents run 46% over what the rest of Richardson commands.
Risk score
3
Lower
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 7%
Stable renters 11%
Owners 82%
Tract context
Occupied units1,364
Renter share18.1%
SVI overall0.56
Poverty rate7.1%
Median income$99,083
Percentile rank
Higher percentile = riskier than more peers.Within parent city
16
th percentile
Very Low
Within county
23
th percentile
Low
Within state
35
th percentile
Low
Geographic context
Risk heat across Garland and the region
Centroid at 32.9382, -96.6913 · click any tract to drill in
Why Whispering Hills scores 3
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Garland
6.9
Regional political climate
2024 county presidential margin
6.6
State political climate
Texas legislature & governorship
1.5
Economic stress
7.1% poverty · this tract
1.8
Supply constraint
$2,720 rent vs county FMR
9.4
Rent control risk
Inherited from Garland
6.3
Eviction process difficulty
State law sets the calendar
1.4
Tenant organizing strength
Inherited from Garland
9.1
Housing court bias
Inherited from Garland
5.8
How Whispering Hills compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 56
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 73%Socioeconomic
- 62%Household composition
- 70%Racial/ethnic minority
- 16%Housing & transportation
Eviction filings
Court-record eviction history
Court-validated eviction filings collected from county clerks and consolidated by the Eviction Lab at Princeton University. Filing rate is filings per 100 renter households.1
Historic baseline (2000–2018)
- 425Total filings over 18 yrs
- 9.06%Avg annual filing rate
- 17.9%Peak (2004)
- 17Filings in 2017 (latest validated)
Filings stayed roughly flat over the past 18 months.
Pandemic-era tracking (2020–2021)
- 60Total filings 2020-21
- 0.8Avg monthly (observed)
- 1.1Pre-pandemic baseline
- 0.73×Ratio to baseline
Pandemic filings ran below baseline. Eviction Lab tracked Dallas, TX as part of its 34-metro Eviction Tracking System.
Comparable tracts
Census tracts with similar eviction risk
Within Whispering Hills. Closest by Eviction Risk Score.
Analysis
What drives eviction risk in Whispering Hills
Severe burden reaches 34%. Those are renters paying half their income or more, and that is where non-payment filings originate. The voucher gap is 44.4%: households holding assistance that local rents will not absorb, which surfaces as churn rather than arrears. The dominant input is supply constraint at 9.4/10.
Running hot, tenant-organizing strength reads 9.1/10. Set annual rent against average income of $99,083 and the ratio lands at 33%, above the conventional 30% ceiling. Well under the midpoint, eviction-process difficulty reads 1.4/10.
38% of renter households cross the 30%-of-income line, below the Dallas County average of 47.9%. Court records carry 425 eviction filings across 18 observed years.
It sits 0.8 points below the Dallas County average of 3.8. Filings peaked in 2004 at 17.9% of renter households. In a typical year about 9.1% of renter households face a filing.
Tract-level figures come from the ACS 5-year release and are rebuilt whenever that, the court-record feed, or the statutory ledger behind the score changes.
Frequently asked
About tract 48113019024
Q1
What is the eviction-risk score for census tract 48113019024?
Census tract 48113019024 in the Whispering Hills neighborhood scores 3/10 (Lower tier). The Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty signals.
Q2
What is the average rent in tract 48113019024?
Median gross rent is $2,720/month (ACS 5-year 2023, table B25064). 38% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 48113019024?
7.1% of residents in tract 48113019024 live below the federal poverty line (ACS B17001, 2023). Population: 3,801.
Q4
How socially vulnerable is tract 48113019024?
CDC Social Vulnerability Index ranks this tract in the 56th percentile nationally. Sub-themes: socioeconomic 73th, household 62th, minority 70th, housing 16th.
Q5
Is tract 48113019024 considered part of Whispering Hills?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 48113019024 fall within Whispering Hills (neighborhood centroid within 1.3 miles, OSM data).
Q6
How many evictions are filed each year in tract 48113019024?
Princeton Eviction Lab recorded 425 eviction filings across 18 validated years in tract 48113019024 (2000-2018). The average annual filing rate is 9.06% of renter households, peaking at 17.9% in 2004. Source: Eviction Lab tract-validated 2024 release.
Q7
Did eviction filings in tract 48113019024 drop during COVID?
Pandemic-era filings ran 0.73× the pre-COVID monthly baseline. Filings ran modestly below normal. Tracked by the Eviction Lab Eviction Tracking System (Dallas eviction risk, TX), 2020-2021.
Q8
How does tract 48113019024 compare to Garland overall?
Tract 48113019024 scores 3/10, lower than the parent city of Garland at 3.3/10. City-scale signals (state law, local rent controls, court bias) are inherited from Garland eviction risk; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Sibling tracts
Highest-risk tracts in Garland
Top eight tracts in Garland ranked by composite eviction-risk score.
Tract · TX
48085031904
5.6
/ 10 · Elevated
Tract · TX
48113019214
5.6
/ 10 · Elevated
Tract · TX
University Place
5.6
/ 10 · Elevated
Tract · TX
48085031806
5.6
/ 10 · Elevated
Tract · TX
University Place
5.6
/ 10 · Elevated
Tract · TX
48085031810
5.2
/ 10 · Moderate
Tract · TX
SpringPark
4.8
/ 10 · Moderate
Tract · TX
48085031815
4.5
/ 10 · Moderate
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