Neighborhood · New Braunfels, TX

Downtown Historic District Eviction Risk: Moderate

3 census tracts · pop 11,572 · pop-weighted Eviction Risk Score 4.8/10 · range 4.7–4.8

Downtown Historic District spans 3 census tracts of New Braunfels, TX and houses 11,572 people. It carries an Eviction Risk Score of 4.8/10, in the Moderate tier. The main counterweight is eviction-process difficulty, at 1.7/10.

Running cool is economic stress, at 2.3/10. 13% are severely burdened, paying half their income or more in rent. That cohort has no absorption capacity for an unexpected bill, and it is where non-payment filings originate. On the high side is tenant-organizing strength at 7.3/10.

Cost burden runs 34% against 30.6% citywide, putting Downtown Historic District 3.6% over its own city. Average gross rent is $1,488, 10% below the New Braunfels average of $1,654. That places it #3 of 8 neighborhoods in New Braunfels.

For a like-for-like read, Starlight Terrace 1 and Gruene Leaf score within a fraction of it. The 3 tracts here are tightly clustered, 0.1 points apart at the extremes. Annual rent works out to 25% of average household income of $72,422.

46% of occupied units are renter-occupied.

The area figure travels well to individual addresses here, though the per-tract table below still carries the detail. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.

Risk score

4.8

Moderate

3 tracts · population-weighted

Downtown Historic District vs New Braunfels How this neighborhood stacks against the citywide average

% of income on rent

34.2% +12%

New Braunfels: 30.6%

Average gross rent

$1,488 -10%

New Braunfels: $1,654

Average HH income

$72,422 -18%

New Braunfels: $88,257

Poverty rate

9.2% +46%

New Braunfels: 6.3%

Renter share

45.5% +31%

New Braunfels: 34.7%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Downtown Historic District and the region

Click any tract to drill in · 3 tracts span score 4.7–4.8

Why Downtown Historic District scores 4.8

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 2.9–2.9 across tracts

2.9

Local political climate

Parent city governance · Range 3.6–3.6 across tracts

3.6

Rent control risk

34% of income on rent · Range 5.7–5.7 across tracts

5.7

Eviction process difficulty

State notice requirements & court backlog · Range 1.7–1.7 across tracts

1.7

Tenant organizing strength

46% renter households · Range 7.3–7.3 across tracts

7.3

Housing court bias

County bench composition · Range 4.7–4.7 across tracts

4.7

Economic stress

9.2% below poverty line · Range 1.3–3.1 across tracts

2.3

Supply constraint

Rent-to-FMR gap & zoning friction · Range 3.8–5.5 across tracts

4.9

Risk score comparison

Downtown Historic District vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Downtown Historic District?

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

Score distribution

0246810

Spread of 0.1 points from 4.7 to 4.8. Tracts are relatively uniform, so conditions feel similar throughout the neighborhood.

Tracts as heat grid

4.8 4.8 4.7

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

Census tracts

3 tracts in Downtown Historic District

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
48091310200	4.8	3,581	37%	$1,315
48091310100	4.8	3,406	32%	$1,543
48091310501	4.7	4,585	34%	$1,581

Social Vulnerability Index

CDC SVI percentile: 71

Pop-weighted across 3 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 65%ile

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

Household characteristics 72%ile

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

Racial/ethnic minority 66%ile

Hispanic + non-white share of population

Housing & transport 59%ile

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

Frequently asked

About Downtown Historic District

What is the eviction-risk score for Downtown Historic District?

Downtown Historic District scores 4.8/10 (Moderate tier) across 3 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 Downtown Historic District compare to New Braunfels overall?

Downtown Historic District scores 1.0 points higher than New Braunfels overall (3.8/10). Renters spend 34% of income on rent vs 31% citywide. Average rent: $1,488 vs $1,654.

What is the average rent in Downtown Historic District?

Average gross rent in Downtown Historic District is $1,488/month (pop-weighted across 3 census tracts, ACS 5-year 2023). 34% of renter households are cost-burdened.

What percentage of Downtown Historic District residents are renters?

46% of Downtown Historic District households are renter-occupied (vs 35% in New Braunfels). The neighborhood has 11,572 residents.

Is Downtown Historic District a high social-vulnerability area?

Downtown Historic District sits in the 71st percentile nationally on the CDC Social Vulnerability Index (moderately vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

Which tracts in Downtown Historic District have the highest eviction risk?

The highest-risk constituent tract in Downtown Historic District is census tract 48091310200 (score 4.8/10). Across the 3 tracts in this neighborhood the score ranges from 4.7 to 4.8, a spread of 0.1 points.

How safe is Downtown Historic District for landlords?

Downtown Historic District carries a moderate-tier eviction-risk profile for landlords (4.8/10). Pop-weighted across 3 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to New Braunfels as a whole (3.8/10), this neighborhood is higher-risk.

What is the demographic breakdown of Downtown Historic District?

Downtown Historic District has 11,531 residents. Top groups: White (non-Hispanic) (49.4%), Hispanic / Latino (45.2%), Black (non-Hispanic) (3.6%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Downtown Historic District

4.8 Starlight Terrace 1 2 tracts · pop 8,454

Sibling neighborhoods

Other neighborhoods inside New Braunfels

Same parent city, ranked by score similarity to Downtown Historic District.

4.7 Gruene Leaf 1 tracts · pop 5,901 4.9 Starlight Terrace 1 2 tracts · pop 8,454 5 Town Creek 1 tracts · pop 4,582 3.8 Loma Verde 1 tracts · pop 3,585 3.7 South Bank 3 tracts · pop 12,779 3.3 Glencrest 1 tracts · pop 7,323

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