Neighborhood · New Braunfels, TX

Town Creek Eviction Risk: Lower

1 census tracts · pop 4,582 · pop-weighted Eviction Risk Score 2.9/10 · range 2.9–2.9

Town Creek is a white (non-hispanic) neighborhood in New Braunfels with 1 census tract and a population of 4,582 residents. The neighborhood's pop-weighted eviction-risk score of 2.9/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 62% of renters here pay at least 30% of household income on rent, and 25% are severely cost-burdened (≥50% of income). Average gross rent of $1,468/month sits 11% lower than the New Braunfels citywide average ($1,654).

Risk score

2.9

Lower

1 tracts · population-weighted

Town Creek vs New Braunfels How this neighborhood stacks against the citywide average

% of income on rent

62.4% +104%

New Braunfels: 30.6%

Average gross rent

$1,468 -11%

New Braunfels: $1,654

Average HH income

$66,563 -25%

New Braunfels: $88,257

Poverty rate

9.7% +54%

New Braunfels: 6.3%

Renter share

50.8% +46%

New Braunfels: 34.7%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Town Creek and the region

Click any tract to drill in · 1 tracts span score 2.9–2.9

Why Town Creek scores 2.9

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

62% 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

51% 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

9.7% below poverty line · Range 2.4–2.4 across tracts

2.4

Supply constraint

Rent-to-FMR gap & zoning friction · Range 4.8–4.8 across tracts

4.8

Risk score comparison

Town Creek vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in Town Creek

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
48091310302	2.9	4,582	62%	$1,468

Social Vulnerability Index

CDC SVI percentile: 72

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

Socioeconomic status 71%ile

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

Household characteristics 41%ile

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

Racial/ethnic minority 54%ile

Hispanic + non-white share of population

Housing & transport 80%ile

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

Frequently asked

About Town Creek

What is the eviction-risk score for Town Creek?

Town Creek scores 2.9/10 (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 Town Creek compare to New Braunfels overall?

Town Creek scores 0.6 points higher than New Braunfels overall (2.3/10). Renters spend 62% of income on rent vs 31% citywide. Average rent: $1,468 vs $1,654.

What is the average rent in Town Creek?

Average gross rent in Town Creek is $1,468/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 62% of renter households are cost-burdened.

What percentage of Town Creek residents are renters?

51% of Town Creek households are renter-occupied (vs 35% in New Braunfels). The neighborhood has 4,582 residents.

Is Town Creek a high social-vulnerability area?

Town Creek sits in the 72nd 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.

How safe is Town Creek for landlords?

Town Creek carries a lower-tier eviction-risk profile for landlords (2.9/10). 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 New Braunfels as a whole (2.3/10), this neighborhood is higher-risk.

What is the demographic breakdown of Town Creek?

Town Creek has 4,872 residents (White (non-Hispanic) Neighborhood). Top groups: White (non-Hispanic) (70.3%), Hispanic / Latino (27.6%), Asian (non-Hispanic) (1.1%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Town Creek

2.8 Starlight Terrace 1 2 tracts · pop 8,454 2.7 Downtown Historic District 3 tracts · pop 11,572

Sibling neighborhoods

Other neighborhoods inside New Braunfels

Same parent city, ranked by score similarity to Town Creek.

2.8 Starlight Terrace 1 2 tracts · pop 8,454 2.7 Downtown Historic District 3 tracts · pop 11,572 2.6 Gruene Leaf 1 tracts · pop 5,901 2 Loma Verde 1 tracts · pop 3,585 2 South Bank 3 tracts · pop 12,779 1.9 Glencrest 1 tracts · pop 7,323

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