Neighborhood · Timberwood Park, TX

The Waters Eviction Risk: Lower

1 census tracts · pop 8,284 · pop-weighted Eviction Risk Score 1.1/10 · range 1.1–1.1

The Waters is a white-hispanic neighborhood in Timberwood Park with 1 census tract and a population of 8,284 residents. The neighborhood's pop-weighted eviction-risk score of 1.1/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 35% of renters here pay at least 30% of household income on rent, and 8% are severely cost-burdened (≥50% of income). Average gross rent of $2,279/month sits 14% higher than the Timberwood Park citywide average ($1,998).

Risk score

1.1

Lower

1 tracts · population-weighted

The Waters vs Timberwood Park How this neighborhood stacks against the citywide average

% of income on rent

34.8% +23%

Timberwood Park: 28.4%

Average gross rent

$2,279 +14%

Timberwood Park: $1,998

Average HH income

$167,156 +13%

Timberwood Park: $147,471

Poverty rate

2.1% -55%

Timberwood Park: 4.7%

Renter share

10.3% -27%

Timberwood Park: 14.1%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across The Waters and the region

Click any tract to drill in · 1 tracts span score 1.1–1.1

Why The Waters scores 1.1

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

State political climate

legislature & governorship · Range 1.5–1.5 across tracts

1.5

Regional political climate

County-level mix · 2024 presidential margin · Range 5.9–5.9 across tracts

5.9

Local political climate

Parent city governance · Range 3.6–3.6 across tracts

3.6

Rent control risk

35% of income on rent · Range 6.1–6.1 across tracts

6.1

Eviction process difficulty

State notice requirements & court backlog · Range 1.5–1.5 across tracts

1.5

Tenant organizing strength

10% renter households · Range 3.7–3.7 across tracts

3.7

Housing court bias

County bench composition · Range 4.6–4.6 across tracts

4.6

Economic stress

2.1% below poverty line · Range 1.0–1.0 across tracts

1.0

Supply constraint

Rent-to-FMR gap & zoning friction · Range 10.0–10.0 across tracts

10.0

Risk score comparison

The Waters vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in The Waters

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
48029191809	1.1	8,284	35%	$2,279

Social Vulnerability Index

CDC SVI percentile: 12

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

Socioeconomic status 20%ile

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

Household characteristics 27%ile

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

Racial/ethnic minority 69%ile

Hispanic + non-white share of population

Housing & transport 5%ile

Multi-unit structures, mobile homes, crowding, no vehicle

Eviction filings · Princeton Eviction Lab

Court-record eviction history in The Waters

Aggregated across 1 validated constituent tract. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

82Total filings (sum)
10.13%Avg annual filing rate
39.3%Peak year (2002)
4.98%Latest filed (2008)

Frequently asked

About The Waters

What is the eviction-risk score for The Waters?

The Waters scores 1.1/10 (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 The Waters compare to Timberwood Park overall?

The Waters scores 1.1 points lower than Timberwood Park overall (2.2/10). Renters spend 35% of income on rent vs 28% citywide. Average rent: $2,279 vs $1,998.

What is the average rent in The Waters?

Average gross rent in The Waters is $2,279/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 35% of renter households are cost-burdened.

What percentage of The Waters residents are renters?

10% of The Waters households are renter-occupied (vs 14% in Timberwood Park). The neighborhood has 8,284 residents.

Is The Waters a high social-vulnerability area?

The Waters sits in the 12th percentile nationally on the CDC Social Vulnerability Index (low vulnerability). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

How safe is The Waters for landlords?

The Waters carries a lower-tier eviction-risk profile for landlords (1.1/10). 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 Timberwood Park as a whole (2.2/10), this neighborhood is lower-risk.

What is the demographic breakdown of The Waters?

The Waters has 8,121 residents (White-Hispanic Neighborhood). Top groups: White (non-Hispanic) (51.6%), Hispanic / Latino (37.9%), Asian (non-Hispanic) (5.3%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near The Waters

2.9 Sienna 3 tracts · pop 15,785 2.3 The Greensview of Sonterra 2 tracts · pop 10,871 5.1 Vista Del Norte 2 tracts · pop 10,759 3.5 Wetmore 5 tracts · pop 25,672 3.9 Elm Creek 3 tracts · pop 12,424 4 Churchill Heights 3 tracts · pop 15,210

Sibling neighborhoods

Other neighborhoods inside Timberwood Park

Same parent city, ranked by score similarity to The Waters.

1.1 Timberline Park 1 tracts · pop 11,226 1.5 Lakeside 1 tracts · pop 6,167 1.7 Coronado 1 tracts · pop 5,567 2.9 Summerglen 1 tracts · pop 6,667

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