Estimated values: The U.S. Census suppresses field-level data for small places. Estimated from county average, pop-weighted from real underlying ACS data.
Tenant beats landlord
14.1%
/ 100 outcomes
In court-decided eviction outcomes for Amargosa, TX, tenants prevail in roughly 14.1% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
24d
filing → judgment
From the moment an unlawful-detainer notice is filed in Amargosa, TX until a money judgment is entered, a contested eviction takes about 24 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$1.1–3.4k
legal + lost rent
A typical eviction in Amargosa, TX costs landlords $1,095 to $3,377 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$956
39% stretched on rent
Average gross rent in Amargosa, TX is $956 per month per the U.S. Census American Community Survey (5-year 2023). 39% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
34.3%
of households
34.3% of occupied housing units in Amargosa, TX are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
28.1%
6.0% unemp.
28.1% of Amargosa, TX residents live below the federal poverty line, and unemployment runs at 6.0%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
GOP margin +15.5% (2024)
5.1
Regional political climate
County-weighted neighbor mix
5.1
State political climate
Texas legislature & governorship
1.5
Economic stress
28.1% poverty · 6.0% unemp.
1.0
Supply constraint
$956 average · 34.3% renters
9.9
Rent Control risk
39.0% of income on rent
1.0
Eviction process difficulty
24 days filing → judgment
1.6
Tenant organizing strength
34.3% renters
9.9
Housing court bias
County bench composition
1.3
Geographic context
Risk heat across Amargosa and the region
Click any city to see its score
How Amargosa compares
Risk score vs. peers, county, state, and the U.S.
Rank in Jim Wells County
Low
#11of 15 cities
#11 of 15 cities in Jim Wells County for landlord eviction risk.
Rank in Texas
Very Low
#1737of 1,841 cities
#1737 of 1,841 cities in Texas for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
1.8
/ 10 · VERY LOW
The verdict
A Very low-tier market.
Composite 1.8/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a slow, steady climb.
50-yr trend-0.2 over 50 yr
197620012026
Steady ratchet · no large swings
24d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $956/mo. A contested eviction takes 24 days and costs $1,095–$3,377 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
34.3%
Renters
The renters
Who you'll be renting to.
Out of 60 residents, 34.3% rent. 39% are spending 30%+ income on rent, 28.1% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
5.1
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 5.1 and 5.1 (GOP margin +15.5% (2024)). State climate at 1.5, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
1.5
State politics
The process
Moderate calendar, moderate friction.
State political climate 1.5/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 1.6, housing court bias 1.3, rent-control risk 1. Standard process speed for the state.
50-yr trendProcess difficulty +-3.4 since '00
197620012026
Court-clerk data lands in the next release.
1
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 1. Supply constraint: 9.9. The numbers behind those: 28.1% poverty, 6.0% unemployment, 39% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Amargosa sits in the quick & cheap quadrant
Bubble size = population · color = risk score
Amargosa · 24d · ~$2.2k all-in ($93/day) · score 1.8National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Amargosa, Texas, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 1.8/10 (VERY LOW tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a Mid-tier market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Amargosa is a city of 60 residents where 34.3% of occupied units are renter-occupied, and the typical renter spends 39.0% of income on rent. At an average rent of $956/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Amargosa eviction process actually works
Eviction process difficulty here reads 1.6/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Amargosa closes 24 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Amargosa's timeline is usually the calendar, not the motion practice. Housing court bias scores 1.3/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Amargosa runs $1,095 to $3,377 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1–2 months' rent is typically the economically rational choice. With 24 days of typical timeline and $956/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 9.9/10 in Amargosa, and the city has limited rent control exposure (1/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In Texas, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Amargosa: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a VERY LOW tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match Texas's statutory language. Fix those four, and most cases settle or default. Skip them, and a $3,377 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Amargosa
Trap · PROPERTY CODE CHAPTER 24
The 3.9/10 score weighs nine sub-factors. The most relevant for landlords are court bias, eviction process difficulty, and supply constraint. See the sub-score breakdown above. State-level framework: Property Code Chapter 24.
05FAQ
Frequently asked questions
Q1
What if my Amargosa tenant just disappears?
If a tenant abandons the property and leaves belongings, Texas law allows you to take possession under certain conditions. You must reasonably believe they've abandoned it and follow specific notice requirements for their property. Usually, a 30-day notice is sent to their last known address, giving them time to reclaim items. After that, you can dispose of or sell the property. Always document everything.
Q2
Can I change the locks on a tenant who hasn't paid rent?
No, absolutely not. This is a self-help eviction and is illegal in Texas. You could face significant penalties. You must follow the formal eviction process through the courts. The only time you can change locks is if the lease explicitly allows it for non-payment of rent, and even then, you must provide the tenant with a new key upon request, provided they pay the rent. It's safer to just avoid this entirely.
Q3
How do I handle a tenant who is constantly late but always pays?
Consistency is key. Your lease should outline late fees. Charge them every time. If you consistently waive late fees, you establish a precedent that can make it harder to enforce them later. If the late payments become a major issue, consider a non-renewal of the lease with proper 30-day notice when the lease term ends.
Q4
Do I need an attorney for every eviction in Amargosa?
Not necessarily, especially for clear-cut non-payment cases. However, an attorney significantly reduces the risk of procedural errors that can delay your case or even get it dismissed. If the tenant contests the eviction, claims repairs were not made, or has legal aid, an attorney is highly recommended. It's an investment that often saves money and time in the long run.
Q5
What are my responsibilities for repairs in Amargosa?
Under Texas law (Texas tenant protections), you are responsible for making repairs that materially affect the physical health or safety of an ordinary tenant, provided the tenant has given you proper written notice and the damage wasn't caused by them. You have a "reasonable" time to make repairs, typically seven days for critical issues. Failing to do so can give the tenant options, including breaking the lease or making repairs themselves and deducting the cost from rent (under specific, strict conditions).
A 1.8/10 places Amargosa in the 6th percentile of Texas cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has climbed steadily since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to Amargosa (1.8/10)
Same risk band nationally · click any city for its full breakdown.
