Neighborhood · Plano, TX

Suncreek Eviction Risk: Lower

5 census tracts · pop 24,025 · pop-weighted Eviction Risk Score 3.3/10 · range 3–4.2

Suncreek spans 5 census tracts of Plano, TX and houses 24,025 people. That produces an Eviction Risk Score of 3.3/10, Lower tier. Cost burden runs 41% against 27.6% citywide, putting Suncreek 13.2% over its own city.

Pulling the other way is economic stress, at 1.4/10. The severe-burden share is 21%. Those renters are past the 50% mark, and they miss rent for reasons that have nothing to do with willingness to pay. Well under the midpoint is rent-regulation exposure, at 2/10.

The 5 tracts inside this boundary do not behave alike. Individual scores run 3 to 4.2, a 1.2-point gap wide enough that the area average misleads on any specific address. Running cool is eviction-process difficulty, at 2.3/10.

Average gross rent is $2,151, 17% above the Plano average of $1,841. Filings are well documented here: 927 across 4 observed tracts. The voucher gap is 14.2%: households holding assistance that local rents will not absorb, which shows up as churn rather than arrears.

Filing activity peaked in 2018 at 20.0% of renter households. Among the 8 mapped neighborhoods of Plano, it ranks #6 by risk, the lower third.

Judgments average 2.1% of renter households a year, the share of filings that actually convert to an order.

Underwrite the address, not the area: with 1.2 points between its best and worst tract, the per-tract table below is the operative number. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.

Risk score

3.3

Lower

5 tracts · population-weighted

Suncreek vs Plano How this neighborhood stacks against the citywide average

% of income on rent

40.8% +48%

Plano: 27.6%

Average gross rent

$2,151 +17%

Plano: $1,841

Average HH income

$119,156 +10%

Plano: $108,649

Poverty rate

4.5% -37%

Plano: 7.1%

Renter share

29.9% -31%

Plano: 43.1%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Suncreek and the region

Click any tract to drill in · 5 tracts span score 3–4.2

Why Suncreek scores 3.3

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 4.8–4.8 across tracts

4.8

Local political climate

Parent city governance · Range 3.0–5.3 across tracts

3.4

Rent control risk

41% of income on rent · Range 1.0–6.8 across tracts

2.0

Eviction process difficulty

State notice requirements & court backlog · Range 1.3–2.5 across tracts

2.3

Tenant organizing strength

30% renter households · Range 1.5–6.6 across tracts

2.4

Housing court bias

County bench composition · Range 2.0–5.0 across tracts

2.5

Economic stress

4.5% below poverty line · Range 1.0–2.6 across tracts

1.4

Supply constraint

Rent-to-FMR gap & zoning friction · Range 2.8–8.6 across tracts

6.4

Risk score comparison

Suncreek vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Suncreek?

Left: distribution of constituent tract scores. Right: every tract as a heat square. Click any square to drill in.

Score distribution

0246810

Spread of 1.2 points from 3 to 4.2. Moderate variation across constituent tracts.

Tracts as heat grid

4.2 3.3 3.0 3.0 3.0

Each square = one census tract. Color tracks the same green→red ramp as the chloropleth map above.

Census tracts

5 tracts in Suncreek

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
48085031631	4.2	5,353	46%	$1,469
48085031509	3.3	4,030	56%	$2,554
48085031641	3	6,544	35%	$2,280
48085031630	3	4,295	48%	$2,250
48085031633	3	3,803	19%	$2,349

Social Vulnerability Index

CDC SVI percentile: 32

Pop-weighted across 5 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 30%ile

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

Household characteristics 39%ile

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

Racial/ethnic minority 70%ile

Hispanic + non-white share of population

Housing & transport 31%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Suncreek

Aggregated across 4 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

927Total filings (sum)
4.33%Avg annual filing rate
20.0%Peak year (2018)
4.12%Latest filed (2018)

Frequently asked

About Suncreek

What is the eviction-risk score for Suncreek?

Suncreek scores 3.3/10 (Lower tier) across 5 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 Suncreek compare to Plano overall?

Suncreek scores 0.1 points higher than Plano overall (3.2/10). Renters spend 41% of income on rent vs 28% citywide. Average rent: $2,151 vs $1,841.

What is the average rent in Suncreek?

Average gross rent in Suncreek is $2,151/month (pop-weighted across 5 census tracts, ACS 5-year 2023). 41% of renter households are cost-burdened.

What percentage of Suncreek residents are renters?

30% of Suncreek households are renter-occupied (vs 43% in Plano). The neighborhood has 24,025 residents.

Is Suncreek a high social-vulnerability area?

Suncreek sits in the 32nd 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.

Which tracts in Suncreek have the highest eviction risk?

The highest-risk constituent tract in Suncreek is census tract 48085031631 (score 4.2/10). Across the 5 tracts in this neighborhood the score ranges from 3 to 4.2, a spread of 1.2 points.

How safe is Suncreek for landlords?

Suncreek carries a lower-tier eviction-risk profile for landlords (3.3/10). Pop-weighted across 5 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Plano as a whole (3.2/10), this neighborhood is in line with the citywide level.

What is the demographic breakdown of Suncreek?

Suncreek has 23,597 residents. Top groups: White (non-Hispanic) (43%), Asian (non-Hispanic) (27%), Hispanic / Latino (17.6%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Suncreek

3.4 Creekside at Ridgeview 3 tracts · pop 14,812 4.5 Windridge 3 tracts · pop 12,919 3 Robin's Place 2 tracts · pop 8,818 3.4 Oak Hill 2 tracts · pop 6,539 3.4 The Grove Frisco 2 tracts · pop 21,395 4.3 Fountain Park 3 tracts · pop 15,101

Sibling neighborhoods

Other neighborhoods inside Plano

Same parent city, ranked by score similarity to Suncreek.

3.4 Creekside at Ridgeview 3 tracts · pop 14,812 3 Robin's Place 2 tracts · pop 8,818 3 Kensington Place 2 tracts · pop 5,083 3 The Legends 1 tracts · pop 2,326 4.2 Highlands North 1 tracts · pop 4,403 4.4 Turnberry Village 2 tracts · pop 7,375

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