Neighborhood · Sugar Land, TX

Pheasant Creek Eviction Risk: Lower

3 census tracts · pop 15,326 · pop-weighted Eviction Risk Score 3.3/10 · range 3–3.6

Pheasant Creek is a 3-tract neighborhood of Sugar Land, TX, population 15,326. Scored across those inputs it reaches 3.3/10, placing it in the Lower tier. 53% of renters here are cost-burdened at the 30% threshold, well clear of the Sugar Land rate of 30.9%.

The clearest offset is rent-regulation exposure, at 1.3/10. Running cool is economic stress, at 1.5/10. The voucher gap is 21.3%: households holding assistance that local rents will not absorb, which shows up as churn rather than arrears.

The severe-burden share is 16%. Those renters are past the 50% mark, and they miss rent for reasons that have nothing to do with willingness to pay. The filing record is not thin: 298 evictions logged in this tract. On the high side is supply constraint at 7.2/10.

The worst year on record was 2016, when filings touched 6.7% of renter households. Among the 9 mapped neighborhoods of Sugar Land, it ranks #6 by risk, the lower third. Judgments average 4.2% of renter households a year, the share of filings that actually convert to an order.

At 23% renter-occupied, this is predominantly owner territory, and rental comps have to be drawn from further out. Rent takes 19% of average household income, comfortably inside the 30% line and unusually low for a rental sub-market.

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

3.3

Lower

3 tracts · population-weighted

Pheasant Creek vs Sugar Land How this neighborhood stacks against the citywide average

% of income on rent

53.3% +72%

Sugar Land: 30.9%

Average gross rent

$1,855 -5%

Sugar Land: $1,957

Average HH income

$117,059 -15%

Sugar Land: $137,511

Poverty rate

5.0% -2%

Sugar Land: 5.1%

Renter share

23.2% +18%

Sugar Land: 19.7%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Pheasant Creek and the region

Click any tract to drill in · 3 tracts span score 3–3.6

Why Pheasant Creek 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 5.5–5.5 across tracts

5.5

Local political climate

Parent city governance · Range 1.5–3.0 across tracts

2.2

Rent control risk

53% of income on rent · Range 1.0–1.5 across tracts

1.3

Eviction process difficulty

State notice requirements & court backlog · Range 2.5–5.0 across tracts

3.9

Tenant organizing strength

23% renter households · Range 1.5–4.0 across tracts

2.9

Housing court bias

County bench composition · Range 2.0–5.0 across tracts

3.7

Economic stress

5.0% below poverty line · Range 1.0–1.9 across tracts

1.5

Supply constraint

Rent-to-FMR gap & zoning friction · Range 4.7–8.4 across tracts

7.2

Risk score comparison

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

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Pheasant Creek?

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

Score distribution

0246810

Spread of 0.6 points from 3 to 3.6. Tracts are relatively uniform, so conditions feel similar throughout the neighborhood.

Tracts as heat grid

3.6 3.0 3.0

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

Census tracts

3 tracts in Pheasant Creek

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
48157672702	3.6	8,676	51%	$2,046
48157672801	3	4,627	50%	$1,476
48157672201	3	2,023	72%	$1,899

Social Vulnerability Index

CDC SVI percentile: 40

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

Socioeconomic status 43%ile

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

Household characteristics 29%ile

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

Racial/ethnic minority 77%ile

Hispanic + non-white share of population

Housing & transport 34%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Pheasant Creek

Aggregated across 1 validated constituent tract. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

298Total filings (sum)
6.70%Avg annual filing rate
6.7%Peak year (2016)
6.65%Latest filed (2016)

Frequently asked

About Pheasant Creek

What is the eviction-risk score for Pheasant Creek?

Pheasant Creek scores 3.3/10 (Lower 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 Pheasant Creek compare to Sugar Land overall?

Pheasant Creek scores 0.1 points higher than Sugar Land overall (3.2/10). Renters spend 53% of income on rent vs 31% citywide. Average rent: $1,855 vs $1,957.

What is the average rent in Pheasant Creek?

Average gross rent in Pheasant Creek is $1,855/month (pop-weighted across 3 census tracts, ACS 5-year 2023). 53% of renter households are cost-burdened.

What percentage of Pheasant Creek residents are renters?

23% of Pheasant Creek households are renter-occupied (vs 20% in Sugar Land). The neighborhood has 15,326 residents.

Is Pheasant Creek a high social-vulnerability area?

Pheasant Creek 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.

Which tracts in Pheasant Creek have the highest eviction risk?

The highest-risk constituent tract in Pheasant Creek is census tract 48157672702 (score 3.6/10). Across the 3 tracts in this neighborhood the score ranges from 3 to 3.6, a spread of 0.6 points.

How safe is Pheasant Creek for landlords?

Pheasant Creek carries a lower-tier eviction-risk profile for landlords (3.3/10). 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 Sugar Land as a whole (3.2/10), this neighborhood is in line with the citywide level.

What is the demographic breakdown of Pheasant Creek?

Pheasant Creek has 15,720 residents. Top groups: White (non-Hispanic) (32.8%), Black (non-Hispanic) (28%), Asian (non-Hispanic) (24.3%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Pheasant Creek

3.2 New Territory 4 tracts · pop 18,410 5.3 The Park at Mission Glen 2 tracts · pop 12,699 4.6 Bayou Place 2 tracts · pop 10,880 3.3 Chimneystone 3 tracts · pop 17,185 3 Colony Park 2 tracts · pop 7,378 3.1 The Grove 2 tracts · pop 12,206

Sibling neighborhoods

Other neighborhoods inside Sugar Land

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

3.3 Chimneystone 3 tracts · pop 17,185 3.2 New Territory 4 tracts · pop 18,410 3 Colony Park 2 tracts · pop 7,378 3 Austin Park 3 tracts · pop 16,786 3 Greatwood 3 tracts · pop 13,261 3.8 Settlers Park 1 tracts · pop 6,113

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