5 census tracts · pop 16,906 · pop-weighted Eviction Risk Score 3.3/10
· range 3–4.3
Valley Ranch is a 5-tract suburb of Irving, TX, population 16,906. It carries an Eviction Risk Score of 3.3/10, in the Lower tier. The main counterweight is rent-regulation exposure, at 1/10.
70% of occupied units are rented, so comparables are plentiful and vacancy risk is low, but a mispriced renewal loses the tenant to a building two streets over. Running cool is tenant-organizing strength, at 2/10. Cost burden runs 35% against 28.0% citywide, putting Valley Ranch 6.7% over its own city.
The 5 tracts inside this boundary do not behave alike. Individual scores run 3 to 4.3, a 1.3-point gap wide enough that the area average misleads on any specific address. Severe burden reaches 14%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears. Well under the midpoint is economic stress, at 2.4/10.
Filings are well documented here: 1,522 across 2 observed tracts. Filing activity peaked in 2017 at 19.4% of renter households.
Judgments average 1.1% of renter households a year, the share of filings that actually convert to an order. The closest comparables inside the same city are Las Colinas and Cypress Waters. Rent takes 20% of average household income, comfortably inside the 30% line and unusually low for a rental sub-market.
Average gross rent runs $1,651, close to the Irving average.
Underwrite the address, not the area: with 1.3 points between its best and worst tract, the per-tract table below is the operative number. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.
Risk score
3.3
Lower
5 tracts · population-weighted
Valley Ranch vs IrvingHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority85%ile
Hispanic + non-white share of population
Housing & transport40%ile
Multi-unit structures, mobile homes, crowding, no vehicle
Eviction filings · Princeton Eviction Lab
Court-record eviction history in Valley Ranch
Aggregated across 2 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.
Historic baseline (2000–2018)
1,522Total filings (sum)
5.15%Avg annual filing rate
19.4%Peak year (2017)
5.56%Latest filed (2017)
Pandemic-era tracking (2020–2021)
2,476Total filings 2020-21
7.6Avg monthly observed
4.4Pre-pandemic baseline
2.03×Ratio to baseline
Pandemic filings ran above baseline. Tracked under Eviction Lab Eviction Tracking System (Dallas, TX).
Frequently asked
About Valley Ranch
Q1
What is the eviction-risk score for Valley Ranch?
Valley Ranch 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.
Q2
How does Valley Ranch compare to Irving overall?
Valley Ranch scores 0.3 points lower than Irving overall (3.6/10). Renters spend 35% of income on rent vs 28% citywide. Average rent: $1,651 vs $1,619.
Q3
What is the average rent in Valley Ranch?
Average gross rent in Valley Ranch is $1,651/month (pop-weighted across 5 census tracts, ACS 5-year 2023). 35% of renter households are cost-burdened.
Q4
What percentage of Valley Ranch residents are renters?
70% of Valley Ranch households are renter-occupied (vs 62% in Irving). The neighborhood has 16,906 residents.
Q5
Is Valley Ranch a high social-vulnerability area?
Valley Ranch sits in the 40th 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.
Q6
Which tracts in Valley Ranch have the highest eviction risk?
The highest-risk constituent tract in Valley Ranch is census tract 48113014132 (score 4.3/10). Across the 5 tracts in this neighborhood the score ranges from 3 to 4.3, a spread of 1.3 points.
Q7
How safe is Valley Ranch for landlords?
Valley Ranch 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 Irving as a whole (3.6/10), this neighborhood is lower-risk.
Q8
What is the demographic breakdown of Valley Ranch?
Valley Ranch has 17,828 residents. Top groups: Asian (non-Hispanic) (52.5%), Black (non-Hispanic) (18.7%), White (non-Hispanic) (18.3%). Source: ACS 5-year 2023, table B03002.
