Neighborhood · Houston, TX

Timbergrove Manor Section 13 Eviction Risk: Moderate

4 census tracts · pop 12,624 · pop-weighted Eviction Risk Score 4.5/10 · range 2.8–5.8

Timbergrove Manor Section 13 is a hispanic-white neighborhood in Houston with 4 census tracts and a population of 12,624 residents. The neighborhood's pop-weighted eviction-risk score of 4.5/10 (Moderate tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 41% of renters here pay at least 30% of household income on rent, and 18% are severely cost-burdened (≥50% of income). Average gross rent of $1,308/month sits 4% lower than the Houston citywide average ($1,361).

Risk score

4.5

Moderate

4 tracts · population-weighted

Timbergrove Manor Section 13 vs Houston How this neighborhood stacks against the citywide average

% of income on rent

41.0% +28%

Houston: 32.1%

Average gross rent

$1,308 -4%

Houston: $1,361

Average HH income

$79,124 +26%

Houston: $62,894

Poverty rate

15.5% -21%

Houston: 19.7%

Renter share

63.6% +10%

Houston: 57.9%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Timbergrove Manor Section 13 and the region

Click any tract to drill in · 4 tracts span score 2.8–5.8

Why Timbergrove Manor Section 13 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

41% 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

64% 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

15.5% below poverty line · Range 1.4–6.0 across tracts

3.9

Supply constraint

Rent-to-FMR gap & zoning friction · Range 1.0–7.3 across tracts

3.6

Risk score comparison

Timbergrove Manor Section 13 vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Timbergrove Manor Section 13?

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

Score distribution

0246810

Spread of 3 points from 2.8 to 5.8. This neighborhood crosses multiple risk tiers, so block-by-block conditions vary substantially.

Tracts as heat grid

5.8 4.9 4.0 2.8

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

Census tracts

4 tracts in Timbergrove Manor Section 13

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
48201530101	5.8	3,835	58%	$897
48201530102	4.9	3,029	31%	$1,197
48201511001	4	3,041	36%	$1,422
48201520100	2.8	2,719	34%	$1,883

Social Vulnerability Index

CDC SVI percentile: 62

Pop-weighted across 4 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 65%ile

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

Household characteristics 46%ile

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

Racial/ethnic minority 77%ile

Hispanic + non-white share of population

Housing & transport 60%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Timbergrove Manor Section 13

Aggregated across 2 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

155Total filings (sum)
2.18%Avg annual filing rate
4.8%Peak year (2010)
1.03%Latest filed (2015)

Pandemic-era tracking (2020–2021)

1,320Total filings 2020-21
4.3Avg monthly observed
2.6Pre-pandemic baseline
4.74×Ratio to baseline

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

Frequently asked

About Timbergrove Manor Section 13

What is the eviction-risk score for Timbergrove Manor Section 13?

Timbergrove Manor Section 13 scores 4.5/10 (Moderate tier) across 4 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 Timbergrove Manor Section 13 compare to Houston overall?

Timbergrove Manor Section 13 scores 1.7 points higher than Houston overall (2.8/10). Renters spend 41% of income on rent vs 32% citywide. Average rent: $1,308 vs $1,361.

What is the average rent in Timbergrove Manor Section 13?

Average gross rent in Timbergrove Manor Section 13 is $1,308/month (pop-weighted across 4 census tracts, ACS 5-year 2023). 41% of renter households are cost-burdened.

What percentage of Timbergrove Manor Section 13 residents are renters?

64% of Timbergrove Manor Section 13 households are renter-occupied (vs 58% in Houston). The neighborhood has 12,624 residents.

Is Timbergrove Manor Section 13 a high social-vulnerability area?

Timbergrove Manor Section 13 sits in the 62nd percentile nationally on the CDC Social Vulnerability Index (moderately vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

Which tracts in Timbergrove Manor Section 13 have the highest eviction risk?

The highest-risk constituent tract in Timbergrove Manor Section 13 is census tract 48201530101 (score 5.8/10). Across the 4 tracts in this neighborhood the score ranges from 2.8 to 5.8, a spread of 3 points.

How safe is Timbergrove Manor Section 13 for landlords?

Timbergrove Manor Section 13 carries a moderate-tier eviction-risk profile for landlords (4.5/10). Pop-weighted across 4 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 (2.8/10), this neighborhood is higher-risk.

What is the demographic breakdown of Timbergrove Manor Section 13?

Timbergrove Manor Section 13 has 12,095 residents (Hispanic-White Neighborhood). Top groups: Hispanic / Latino (49.6%), White (non-Hispanic) (35.8%), Black (non-Hispanic) (7.3%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Timbergrove Manor Section 13

5.3 Spring Branch East 5 tracts · pop 15,328 4.7 Village of Oak Forest 5 tracts · pop 19,070 4.3 Candlelight Place 3 tracts · pop 11,638 3 Lazybrook 2 tracts · pop 7,812 2.8 Ella Lee Forest 2 tracts · pop 7,441 5.1 Spring Branch 9 tracts · pop 30,895

Sibling neighborhoods

Other neighborhoods inside Houston

Same parent city, ranked by score similarity to Timbergrove Manor Section 13.

4.5 Wimbledon Forest 1 tracts · pop 4,415 4.5 Arbor Vineyard 1 tracts · pop 2,911 4.5 Lamar Terrace 11 tracts · pop 27,211 4.5 Courtlandt Place 1 tracts · pop 1,869 4.5 Sherwood Oaks 1 tracts · pop 5,728 4.5 Woodgate 1 tracts · pop 2,711

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