Neighborhood · Lewisville, TX

Golden Park Place Eviction Risk: Moderate

7 census tracts · pop 33,269 · pop-weighted Eviction Risk Score 4/10 · range 3–5.5

Golden Park Place takes in 7 census tracts of Lewisville, TX and houses 33,269 people. Scored across those inputs it reaches 4/10, placing it in the Moderate tier. 53% of renters here are cost-burdened at the 30% threshold, far above the Lewisville rate of 30.4%.

Pulling the other way is eviction-process difficulty, at 1.2/10. The 7 tracts inside this boundary do not behave alike. Individual scores run 3 to 5.5, a 2.5-point gap wide enough that the area average misleads on any specific address. 22% 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 softer side is economic stress, at 1.5/10. Court records carry 1,596 eviction filings across its 7 observed tracts.

Sitting well above the midpoint is tenant-organizing strength at 7.4/10. Filing activity peaked in 2015 at 28.5% of renter households. The most recent observed rate, 2.3% in 2016, is well off that peak.

Average gross rent is $1,801, 8% above the Lewisville average of $1,670. Among the 4 mapped neighborhoods of Lewisville, it ranks #3 by risk, the lower third. At 27% renter-occupied, this is predominantly owner territory, and rental comps have to be drawn from further out.

Underwrite the address, not the area: with 2.5 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

Moderate

7 tracts · population-weighted

Golden Park Place vs Lewisville How this neighborhood stacks against the citywide average

% of income on rent

53.2% +75%

Lewisville: 30.4%

Average gross rent

$1,801 +8%

Lewisville: $1,670

Average HH income

$105,798 +24%

Lewisville: $85,002

Poverty rate

5.2% -32%

Lewisville: 7.6%

Renter share

26.8% -50%

Lewisville: 53.7%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Golden Park Place and the region

Click any tract to drill in · 7 tracts span score 3–5.5

Why Golden Park Place scores 4

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 4.6–4.6 across tracts

4.6

Local political climate

Parent city governance · Range 5.1–5.1 across tracts

5.1

Rent control risk

53% of income on rent · Range 5.5–6.3 across tracts

6.0

Eviction process difficulty

State notice requirements & court backlog · Range 1.1–1.2 across tracts

1.2

Tenant organizing strength

27% renter households · Range 4.2–9.3 across tracts

7.4

Housing court bias

County bench composition · Range 4.1–5.3 across tracts

4.9

Economic stress

5.2% below poverty line · Range 1.0–3.2 across tracts

1.5

Supply constraint

Rent-to-FMR gap & zoning friction · Range 2.3–8.6 across tracts

4.6

Risk score comparison

Golden Park Place vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Golden Park Place?

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

Score distribution

0246810

Spread of 2.5 points from 3 to 5.5. This neighborhood crosses multiple risk tiers, so block-by-block conditions vary substantially.

Tracts as heat grid

5.5 5.5 3.8 3.8 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

7 tracts in Golden Park Place

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
48121021717	5.5	5,462	58%	$1,727
48121021743	5.5	3,315	65%	$1,371
48121021742	3.8	7,560	55%	$1,434
48121021715	3.8	4,819	63%	$1,655
48121021724	3	4,153	18%	$2,571
48121021721	3	4,141	60%	$2,336
48121021722	3	3,819	51%	$1,773

Social Vulnerability Index

CDC SVI percentile: 41

Pop-weighted across 7 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 46%ile

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

Household characteristics 47%ile

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

Racial/ethnic minority 59%ile

Hispanic + non-white share of population

Housing & transport 30%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Golden Park Place

Aggregated across 7 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

1,596Total filings (sum)
4.74%Avg annual filing rate
28.5%Peak year (2015)
2.28%Latest filed (2016)

Pandemic-era tracking (2020–2021)

708Total filings 2020-21
1.2Avg monthly observed
1.0Pre-pandemic baseline
1.04×Ratio to baseline

Pandemic filings ran near baseline. Tracked under Eviction Lab Eviction Tracking System (Fort Worth, TX).

Frequently asked

About Golden Park Place

What is the eviction-risk score for Golden Park Place?

Golden Park Place scores 4/10 (Moderate tier) across 7 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 Golden Park Place compare to Lewisville overall?

Golden Park Place scores 0.1 points lower than Lewisville overall (4.1/10). Renters spend 53% of income on rent vs 30% citywide. Average rent: $1,801 vs $1,670.

What is the average rent in Golden Park Place?

Average gross rent in Golden Park Place is $1,801/month (pop-weighted across 7 census tracts, ACS 5-year 2023). 53% of renter households are cost-burdened.

What percentage of Golden Park Place residents are renters?

27% of Golden Park Place households are renter-occupied (vs 54% in Lewisville). The neighborhood has 33,269 residents.

Is Golden Park Place a high social-vulnerability area?

Golden Park Place sits in the 41st 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 Golden Park Place have the highest eviction risk?

The highest-risk constituent tract in Golden Park Place is census tract 48121021717 (score 5.5/10). Across the 7 tracts in this neighborhood the score ranges from 3 to 5.5, a spread of 2.5 points.

How safe is Golden Park Place for landlords?

Golden Park Place carries a moderate-tier eviction-risk profile for landlords (4/10). Pop-weighted across 7 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Lewisville as a whole (4.1/10), this neighborhood is in line with the citywide level.

What is the demographic breakdown of Golden Park Place?

Golden Park Place has 32,829 residents. Top groups: White (non-Hispanic) (56.6%), Hispanic / Latino (23.2%), Asian (non-Hispanic) (10.5%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Golden Park Place

5.1 Normandy Homes 3 tracts · pop 13,777 3 Highland Forest Addition 2 tracts · pop 7,078 4.6 Continental Square 11 tracts · pop 38,018 3.7 Millenium Place 2 tracts · pop 7,176 3.7 Terrace Oaks Phase 1 3 tracts · pop 13,014 3.3 New Koreatown 3 tracts · pop 11,082

Sibling neighborhoods

Other neighborhoods inside Lewisville

Same parent city, ranked by score similarity to Golden Park Place.

4.7 Continental Square 11 tracts · pop 38,018 3.2 Highland Hills V 1 tracts · pop 7,272 5.1 Normandy Homes 3 tracts · pop 13,777

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