3 census tracts · pop 8,775 · pop-weighted Eviction Risk Score 3/10
· range 3–3.1
Montesano spans 3 census tracts of League City, TX, population 8,775. The Eviction Risk Score is 3/10, in the Lower tier. The severe-burden share is 42%. Those renters are past the 50% mark, and they miss rent for reasons that have nothing to do with willingness to pay.
Against a League City baseline of 30.5%, 57% of renters here cross the 30%-of-income line. Pulling the other way is rent-regulation exposure, at 1/10. Running cool is tenant-organizing strength, at 1.5/10.
Well under the midpoint is housing-court posture, at 2/10. The voucher gap is 10.2%: households holding assistance that local rents will not absorb, which shows up as churn rather than arrears. Among the 12 mapped neighborhoods of League City, it ranks #3 by risk, the upper third.
At 15% renter-occupied, this is predominantly owner territory, and rental comps have to be drawn from further out. For a like-for-like read, Sedonia and The Lakes at South Shore Harbor score within a fraction of it.
Against average income of $115,377, annual rent is only 18%, a wide affordability cushion. Its 3 tracts score within 0.1 points of one another, so the area figure travels well to individual addresses. Average gross rent runs $1,685, close to the League City average.
With little internal variation, 3/10 is a fair proxy for any address inside the boundary. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.
Risk score
3
Lower
3 tracts · population-weighted
Montesano vs League CityHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority43%ile
Hispanic + non-white share of population
Housing & transport49%ile
Multi-unit structures, mobile homes, crowding, no vehicle
Eviction filings · Princeton Eviction Lab
Court-record eviction history in Montesano
Aggregated across 0 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.
Pandemic-era tracking (2020–2021)
373Total filings 2020-21
1.6Avg monthly observed
2.3Pre-pandemic baseline
5.97×Ratio to baseline
Pandemic filings ran above baseline. Tracked under Eviction Lab Eviction Tracking System (Houston, TX).
Frequently asked
About Montesano
Q1
What is the eviction-risk score for Montesano?
Montesano scores 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.
Q2
How does Montesano compare to League City overall?
Montesano scores 0.2 points lower than League City overall (3.2/10). Renters spend 57% of income on rent vs 31% citywide. Average rent: $1,685 vs $1,684.
Q3
What is the average rent in Montesano?
Average gross rent in Montesano is $1,685/month (pop-weighted across 3 census tracts, ACS 5-year 2023). 57% of renter households are cost-burdened.
Q4
What percentage of Montesano residents are renters?
15% of Montesano households are renter-occupied (vs 25% in League City). The neighborhood has 8,775 residents.
Q5
Is Montesano a high social-vulnerability area?
Montesano sits in the 42nd 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 Montesano have the highest eviction risk?
The highest-risk constituent tract in Montesano is census tract 48167721301 (score 3.1/10). Across the 3 tracts in this neighborhood the score ranges from 3 to 3.1, a spread of 0.1 points.
Q7
How safe is Montesano for landlords?
Montesano carries a lower-tier eviction-risk profile for landlords (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 League City as a whole (3.2/10), this neighborhood is in line with the citywide level.
Q8
What is the demographic breakdown of Montesano?
Montesano has 9,096 residents. Top groups: White (non-Hispanic) (70.6%), Hispanic / Latino (21.8%), Asian (non-Hispanic) (4.3%). Source: ACS 5-year 2023, table B03002.
