Within neighborhood
0
th percentile
Very Low
Neighborhood · Ranked #67,219 of 84,120 nationally
Whispering Hills Eviction Risk: Lower , Garland
Tract 48113019033 · Dallas, TX · pop 4,272 · neighborhood within 1.3 mi
48113019033 is a census tract in the Whispering Hills area of Garland, TX. It scores 3/10 for landlords. It is home to 4,272 residents. The severe-burden share is 40%, and it is the single best predictor in this model of a filing that actually reaches judgment.
Risk score
3
Lower
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 23%
Stable renters 7%
Owners 70%
Tract context
Occupied units1,209
Renter share30.1%
SVI overall0.75
Poverty rate8.5%
Median income$69,527
Percentile rank
Higher percentile = riskier than more peers.Within parent city
12
th percentile
Very Low
Within county
24
th percentile
Low
Within state
35
th percentile
Low
Geographic context
Risk heat across Garland and the region
Centroid at 32.9129, -96.6917 · click any tract to drill in
Why Whispering Hills scores 3
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Garland
4.5
Regional political climate
2024 county presidential margin
6.6
State political climate
Texas legislature & governorship
1.5
Economic stress
8.5% poverty · this tract
2.1
Supply constraint
$1,429 rent vs county FMR
2.6
Rent control risk
Inherited from Garland
1.0
Eviction process difficulty
State law sets the calendar
3.0
Tenant organizing strength
Inherited from Garland
2.5
Housing court bias
Inherited from Garland
2.5
How Whispering Hills compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 75
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 77%Socioeconomic
- 75%Household composition
- 89%Racial/ethnic minority
- 45%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)
- 310Total filings over 18 yrs
- 3.97%Avg annual filing rate
- 6.6%Peak (2012)
- 20Filings in 2017 (latest validated)
Filings climbed 33% over the past 18 months.
Pandemic-era tracking (2020–2021)
- 76Total filings 2020-21
- 1.0Avg monthly (observed)
- 0.9Pre-pandemic baseline
- 1.06×Ratio to baseline
Pandemic filings ran near 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
about three-quarters of renter households cross the 30%-of-income line, far above the Dallas County average of 47.9%. The clearest offset is rent-regulation exposure at 1/10. Adults with no health insurance runs 31.7% against 11.3% nationally.
Well under the midpoint, state political climate reads 1.5/10. Sitting well above the midpoint, court filing pressure reads 8.4/10.
The filing record is not thin: 310 evictions over 18 years of observation. Against the Dallas County average of 3.8, this tract reads safer for landlords by 0.8 points. At $1,429 a month, rents run 13% under what the rest of Garland commands.
Filings peaked in 2012 at 6.6% of renter households. In a typical year about 4.0% of renter households face a filing.
On the national scale it lands near the 20th percentile of the 84,120 tracts scored. Social vulnerability reads 7.8/10 on the CDC index, a measure of exposure to housing and economic shocks.
These are ACS 5-year estimates; the score moves when the ACS, court-record, or statute inputs behind it move.
Frequently asked
About tract 48113019033
Q1
What is the eviction-risk score for census tract 48113019033?
Census tract 48113019033 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 48113019033?
Median gross rent is $1,429/month (ACS 5-year 2023, table B25064). 77% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 48113019033?
8.5% of residents in tract 48113019033 live below the federal poverty line (ACS B17001, 2023). Population: 4,272.
Q4
How socially vulnerable is tract 48113019033?
CDC Social Vulnerability Index ranks this tract in the 75th percentile nationally. Sub-themes: socioeconomic 77th, household 75th, minority 89th, housing 45th.
Q5
Is tract 48113019033 considered part of Whispering Hills?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 48113019033 fall within Whispering Hills (neighborhood centroid within 1.3 miles, OSM data).
Q6
How many evictions are filed each year in tract 48113019033?
Princeton Eviction Lab recorded 310 eviction filings across 18 validated years in tract 48113019033 (2000-2018). The average annual filing rate is 3.97% of renter households, peaking at 6.6% in 2012. Source: Eviction Lab tract-validated 2024 release.
Q7
Did eviction filings in tract 48113019033 drop during COVID?
Pandemic-era filings ran 1.06× the pre-COVID monthly baseline. Filings returned near baseline. Tracked by the Eviction Lab Eviction Tracking System (Dallas eviction risk, TX), 2020-2021.
Q8
How does tract 48113019033 compare to Garland overall?
Tract 48113019033 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
48113019013
4.7
/ 10 · Moderate
Tract · TX
48113018111
4.7
/ 10 · Moderate
Tract · TX
48113018204
4.7
/ 10 · Moderate
Tract · TX
48113018205
4.7
/ 10 · Moderate
Tract · TX
48113018402
4.7
/ 10 · Moderate
Tract · TX
Whispering Hills
4.7
/ 10 · Moderate
Tract · TX
48113018206
4.4
/ 10 · Moderate
Tract · TX
48113018141
4.4
/ 10 · Moderate
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