Neighborhood · Houston, TX

Spring Branch Eviction Risk: Moderate

9 census tracts · pop 30,895 · pop-weighted Eviction Risk Score 4.5/10 · range 3–5.1

Spring Branch is a 9-tract neighborhood of Houston, TX, population 30,895. The Eviction Risk Score is 4.5/10, in the Moderate tier. Against a Houston baseline of 32.1%, 58% of renters here cross the 30%-of-income line.

Pulling the other way is rent-regulation exposure, at 1/10. Severe burden reaches 27%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears.

Scores across the 9 constituent tracts range from 3 to 5.1. A 2.1-point internal spread means block-level underwriting beats area-level here. The poverty rate is 25%, which shows up in this model as reduced rent-recovery odds after a judgment. Running cool is housing-court posture, at 2.5/10.

Court records carry 534 eviction filings across its 3 observed tracts. The worst year on record was 2013, when filings touched 6.8% of renter households. The most recent observed rate, 2.5% in 2015, is well off that peak.

That places it #86 of 397 neighborhoods in Houston. Social vulnerability runs high at 8.1/10, concentrating the disaster- and displacement-exposure this model treats as a lagging risk input. Average gross rent runs $1,280, close to the Houston average.

For a specific building, read the per-tract breakdown below rather than the 4.5 headline, because the internal range is too wide to average safely. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.

Risk score

4.5

Moderate

9 tracts · population-weighted

Spring Branch vs Houston How this neighborhood stacks against the citywide average

% of income on rent

58.2% +81%

Houston: 32.1%

Average gross rent

$1,280 -6%

Houston: $1,361

Average HH income

$68,554 +9%

Houston: $62,894

Poverty rate

24.5% +24%

Houston: 19.7%

Renter share

52.5% -9%

Houston: 57.9%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Spring Branch and the region

Click any tract to drill in · 9 tracts span score 3–5.1

Why Spring Branch scores 4.5

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

58% 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

53% 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

24.5% below poverty line · Range 1.0–10.0 across tracts

6.1

Supply constraint

Rent-to-FMR gap & zoning friction · Range 1.7–6.7 across tracts

3.4

Risk score comparison

Spring Branch vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Spring Branch?

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

Score distribution

0246810

Spread of 2.1 points from 3 to 5.1. This neighborhood crosses multiple risk tiers, so block-by-block conditions vary substantially.

Tracts as heat grid

5.1 5.1 5.1 5.1 5.1 4.5 4.3 3.0 3.0

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

Census tracts

9 tracts in Spring Branch

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
48201521300	5.1	6,265	78%	$1,279
48201521401	5.1	4,060	42%	$1,104
48201521402	5.1	3,523	60%	$1,198
48201520601	5.1	2,706	57%	$1,020
48201521201	5.1	1,962	36%	$1,091
48201520603	4.5	1,944	60%	$1,228
48201520604	4.3	3,057	54%	$1,356
48201520700	3	4,485	62%	$1,385
48201521502	3	2,893	49%	$1,787

Social Vulnerability Index

CDC SVI percentile: 79

Pop-weighted across 9 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 82%ile

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

Household characteristics 74%ile

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

Racial/ethnic minority 86%ile

Hispanic + non-white share of population

Housing & transport 55%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Spring Branch

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

Historic baseline (2000–2018)

534Total filings (sum)
4.06%Avg annual filing rate
6.8%Peak year (2013)
3.01%Latest filed (2015)

Pandemic-era tracking (2020–2021)

1,754Total filings 2020-21
2.6Avg monthly observed
1.8Pre-pandemic baseline
1.84×Ratio to baseline

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

Frequently asked

About Spring Branch

What is the eviction-risk score for Spring Branch?

Spring Branch scores 4.5/10 (Moderate tier) across 9 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 Spring Branch compare to Houston overall?

Spring Branch scores 0.8 points higher than Houston overall (3.7/10). Renters spend 58% of income on rent vs 32% citywide. Average rent: $1,280 vs $1,361.

What is the average rent in Spring Branch?

Average gross rent in Spring Branch is $1,280/month (pop-weighted across 9 census tracts, ACS 5-year 2023). 58% of renter households are cost-burdened.

What percentage of Spring Branch residents are renters?

53% of Spring Branch households are renter-occupied (vs 58% in Houston). The neighborhood has 30,895 residents.

Is Spring Branch a high social-vulnerability area?

Spring Branch sits in the 79th 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 Spring Branch have the highest eviction risk?

The highest-risk constituent tract in Spring Branch is census tract 48201521300 (score 5.1/10). Across the 9 tracts in this neighborhood the score ranges from 3 to 5.1, a spread of 2.1 points.

How safe is Spring Branch for landlords?

Spring Branch carries a moderate-tier eviction-risk profile for landlords (4.5/10). Pop-weighted across 9 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 Spring Branch?

Spring Branch has 31,523 residents. Top groups: Hispanic / Latino (67.6%), White (non-Hispanic) (18.8%), Asian (non-Hispanic) (6.1%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Spring Branch

4.7 Neuen Manor 10 tracts · pop 35,027 5 Cole Creek Manor 2 tracts · pop 7,962 4.6 Spring Branch East 5 tracts · pop 15,328 4 Village of Oak Forest 5 tracts · pop 19,070 4.4 Yaupon Grove 4 tracts · pop 15,950 3.5 Spring Branch North 2 tracts · pop 8,451

Sibling neighborhoods

Other neighborhoods inside Houston

Same parent city, ranked by score similarity to Spring Branch.

4.5 South Lawn 4 tracts · pop 8,469 4.5 Hamlin's Woodland 8 tracts · pop 27,744 4.5 Little Saigon 4 tracts · pop 12,310 4.5 Washington Terrace 3 tracts · pop 6,387 4.5 Southmore Plaza 4 tracts · pop 16,208 4.5 Brookwood Forest 1 tracts · pop 5,530

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