Neighborhood · Ranked #77,226 of 84,120 nationally

West High Oaks Eviction Risk: Lower , The Woodlands

Tract 48339691402 · Montgomery, TX · pop 3,877 · neighborhood within 0.4 mi

How risky is the West High Oaks area of The Woodlands for landlords? Census tract 48339691402 scores 4.5/10, the Moderate tier. That is riskier than about 22% of US census tracts.

Rent eats 30% or more of income for 31% of renter households, a high level, and 18% are severely burdened at 50% or more. Average gross rent is $1,668 monthly, set against $119,650 in average yearly household income, roughly 17% of income at the averages. Renters make up 76% of occupied homes, a renter-majority tract.

Risk score

1.7

Lower

Confidence 100% · 1–10 scale

Household mix · 100 hh

Burdened renters 23% Stable renters 52% Owners 25%

Tract context

Occupied units2,147

Renter share75.5%

SVI overall0.15

Poverty rate6.6%

Median income$119,650

Percentile rank

Higher percentile = riskier than more peers.

Geographic context

Risk heat across The Woodlands and the region

Centroid at 30.1180, -95.4733 · click any tract to drill in

Why West High Oaks scores 1.7

9 axes · 1 = landlord-friendly

Local political climate

Inherited from The Woodlands

3.5

Regional political climate

2024 county presidential margin

2.8

State political climate

Texas legislature & governorship

1.5

Economic stress

6.6% poverty · this tract

1.7

Supply constraint

$1,668 rent vs county FMR

5.9

Rent control risk

Inherited from The Woodlands

4.9

Eviction process difficulty

State law sets the calendar

1.1

Tenant organizing strength

Inherited from The Woodlands

6.2

Housing court bias

Inherited from The Woodlands

4.2

How West High Oaks compares

Risk score vs. parent city, county, state.

CDC Social Vulnerability Index

SVI percentile: 15

CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.

20%Socioeconomic
5%Household composition
60%Racial/ethnic minority
31%Housing & transportation

Analysis

What drives eviction risk in West High Oaks

The heaviest input here is tenant organizing strength at 6.2/10. That part comes from the wider legal climate rather than the tract itself. Statewide and court-level factors such as eviction-process speed and rent-control exposure are inherited from The Woodlands eviction risk, while the economic and supply signals are measured at the tract level.

Set against its neighbors, this tract scores about the same as the Montgomery County average of 4.8 and below the Texas statewide average of 4.9. Within its own county it reads on the safer side for landlords.

The tract is White and Hispanic or Latino and ranks around the 15th percentile nationally on the CDC Social Vulnerability Index, a measure of how exposed residents are to housing and economic shocks. That is a relatively low-vulnerability reading.

For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.

Frequently asked

About tract 48339691402

What is the eviction-risk score for census tract 48339691402?

Census tract 48339691402 in the West High Oaks neighborhood scores 1.7/10 (Lower tier). The Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty signals.

What is the average rent in tract 48339691402?

Median gross rent is $1,668/month (ACS 5-year 2023, table B25064). 31% of renter households are cost-burdened.

What is the poverty rate in tract 48339691402?

6.6% of residents in tract 48339691402 live below the federal poverty line (ACS B17001, 2023). Population: 3,877.

How socially vulnerable is tract 48339691402?

CDC Social Vulnerability Index ranks this tract in the 15th percentile nationally. Sub-themes: socioeconomic 20th, household 5th, minority 60th, housing 31th.

Is tract 48339691402 considered part of West High Oaks?

Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 48339691402 fall within West High Oaks (neighborhood centroid within 0.4 miles, OSM data).

How does tract 48339691402 compare to The Woodlands overall?

Tract 48339691402 scores 1.7/10, lower than the parent city of The Woodlands at 2.3/10. City-scale signals (state law, local rent controls, court bias) are inherited from The Woodlands eviction risk; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.

Sibling tracts

Highest-risk tracts in The Woodlands

Top eight tracts in The Woodlands ranked by composite eviction-risk score.