Neighborhood · Houston, TX

Keegans Glen Eviction Risk: Moderate

3 census tracts · pop 12,195 · pop-weighted Eviction Risk Score 4.9/10 · range 4.7–5.1

Keegans Glen takes in 3 census tracts of Houston, TX and houses 12,195 people. It carries an Eviction Risk Score of 4.9/10, in the Moderate tier. Severe burden reaches 41%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears.

Cost burden runs 56% against 32.1% citywide, putting Keegans Glen 23.9% over its own city. The clearest offset is rent-regulation exposure, at 1/10. The poverty rate is 30%. Judgments in high-poverty tracts are collectible far less often than the filing statistics suggest.

Running cool is housing-court posture, at 2.5/10. Filings are well documented here: 3,202 across 3 observed tracts.

Sitting well above the midpoint is economic stress at 7.3/10. At $1,199 a month, rents sit 12% under what the rest of Houston commands.

The worst year on record was 2013, when filings touched 54.4% of renter households. The most recent observed rate, 13.5% in 2015, is well off that peak. That places it #55 of 397 neighborhoods in Houston.

For a like-for-like read, Harvest Bend and Eastwood score within a fraction of it.

With little internal variation, 4.9/10 is a fair proxy for any address inside the boundary. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.

Risk score

4.9

Moderate

3 tracts · population-weighted

Keegans Glen vs Houston How this neighborhood stacks against the citywide average

% of income on rent

56.0% +74%

Houston: 32.1%

Average gross rent

$1,199 -12%

Houston: $1,361

Average HH income

$51,102 -19%

Houston: $62,894

Poverty rate

29.9% +52%

Houston: 19.7%

Renter share

54.6% -6%

Houston: 57.9%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Keegans Glen and the region

Click any tract to drill in · 3 tracts span score 4.7–5.1

Why Keegans Glen scores 4.9

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 5.7–5.7 across tracts

5.7

Local political climate

Parent city governance · Range 5.5–5.5 across tracts

5.5

Rent control risk

56% of income on rent · Range 1.0–1.0 across tracts

1.0

Eviction process difficulty

State notice requirements & court backlog · Range 3.5–3.5 across tracts

3.5

Tenant organizing strength

55% renter households · Range 3.5–3.5 across tracts

3.5

Housing court bias

County bench composition · Range 2.5–2.5 across tracts

2.5

Economic stress

29.9% below poverty line · Range 5.4–10.0 across tracts

7.3

Supply constraint

Rent-to-FMR gap & zoning friction · Range 1.3–4.0 across tracts

2.8

Risk score comparison

Keegans Glen vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Keegans Glen?

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

Score distribution

0246810

Spread of 0.4 points from 4.7 to 5.1. Tracts are relatively uniform, so conditions feel similar throughout the neighborhood.

Tracts as heat grid

5.1 5.1 4.7

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

Census tracts

3 tracts in Keegans Glen

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
48201453403	5.1	4,096	55%	$1,024
48201453601	5.1	1,763	77%	$956
48201453501	4.7	6,336	51%	$1,380

Social Vulnerability Index

CDC SVI percentile: 96

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

Socioeconomic status 97%ile

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

Household characteristics 87%ile

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

Racial/ethnic minority 92%ile

Hispanic + non-white share of population

Housing & transport 83%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Keegans Glen

Aggregated across 3 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

3,202Total filings (sum)
19.75%Avg annual filing rate
54.4%Peak year (2013)
12.44%Latest filed (2015)

Pandemic-era tracking (2020–2021)

1,735Total filings 2020-21
8.5Avg monthly observed
11.4Pre-pandemic baseline
0.82×Ratio to baseline

Pandemic filings ran below baseline. Tracked under Eviction Lab Eviction Tracking System (Houston, TX).

Frequently asked

About Keegans Glen

What is the eviction-risk score for Keegans Glen?

Keegans Glen scores 4.9/10 (Moderate 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 Keegans Glen compare to Houston overall?

Keegans Glen scores 1.2 points higher than Houston overall (3.7/10). Renters spend 56% of income on rent vs 32% citywide. Average rent: $1,199 vs $1,361.

What is the average rent in Keegans Glen?

Average gross rent in Keegans Glen is $1,199/month (pop-weighted across 3 census tracts, ACS 5-year 2023). 56% of renter households are cost-burdened.

What percentage of Keegans Glen residents are renters?

55% of Keegans Glen households are renter-occupied (vs 58% in Houston). The neighborhood has 12,195 residents.

Is Keegans Glen a high social-vulnerability area?

Keegans Glen sits in the 96th percentile nationally on the CDC Social Vulnerability Index (highly vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

Which tracts in Keegans Glen have the highest eviction risk?

The highest-risk constituent tract in Keegans Glen is census tract 48201453403 (score 5.1/10). Across the 3 tracts in this neighborhood the score ranges from 4.7 to 5.1, a spread of 0.4 points.

How safe is Keegans Glen for landlords?

Keegans Glen carries a moderate-tier eviction-risk profile for landlords (4.9/10). 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 Houston as a whole (3.7/10), this neighborhood is higher-risk.

What is the demographic breakdown of Keegans Glen?

Keegans Glen has 12,131 residents. Top groups: Hispanic / Latino (43.4%), Black (non-Hispanic) (28.7%), Asian (non-Hispanic) (19.6%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Keegans Glen

4.7 Huntington Village 5 tracts · pop 20,744 4.4 Parkglen West 3 tracts · pop 11,696 4.9 Bellaire West 5 tracts · pop 21,566 5 Bayou Place 3 tracts · pop 10,442 5.1 Westwood South 11 tracts · pop 35,891 5.1 Alief 2 tracts · pop 12,500

Sibling neighborhoods

Other neighborhoods inside Houston

Same parent city, ranked by score similarity to Keegans Glen.

4.9 Siena Vista 1 tracts · pop 5,086 4.9 Harvest Bend 1 tracts · pop 5,455 4.9 Bellaire West 5 tracts · pop 21,566 4.9 Scenic Woods 2 tracts · pop 6,243 4.9 Winchester 2 tracts · pop 9,844 4.9 Eastwood 1 tracts · pop 4,033

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