Reeves County, Texas Eviction Risk: Low

Reeves County, Texas eviction laws earns an average eviction-risk score of 3.4/10 (Low) across its 4 incorporated cities, which places it in the higher-risk third of all 254 Texas counties, with 26 counties scoring worse and 227 scoring better. For landlords and investors, that ranking signals a market where tenant distress indicators, including an average poverty rate of 19.6% and an average rent burden of 30.9%, run meaningfully above typical low-risk benchmarks, even if the raw score looks modest on a 10-point scale.

The intra-county spread, from a low of 3.4/10 to a high of 3.4/10, is narrow by Texas standards, suggesting the elevated risk is broadly distributed rather than concentrated in a single trouble spot. With an average rent of $1,009 and only 28.4% of residents renting, the rental market is small and relatively illiquid, which can slow lease-up when units turn over and limit the pool of qualified replacement tenants.

The cities inside Reeves County

Town of Pecos is the county seat and by far its largest city, with a population of 10,926 and a risk score of 3.4/10, the highest in the county. Pecos accounts for the overwhelming share of the county's rental inventory, so landlords evaluating county-wide exposure are, in practical terms, evaluating Pecos. Lindsay scores 3.1/10 with a population of 1,142, representing a modestly lower risk profile but still above the county's floor.

Balmorhea (population 456, score 3.3/10) and Toyah (population 22, score 3.1/10) represent the lower end of the risk range, but their tiny rental markets mean very few units change hands in any given year. Risk is genuinely hyper-local here: a landlord holding units in Town of Pecos faces measurably different operating conditions than one holding property in Toyah, even though both sit inside the same county boundary.

State-level laws that apply here

Under Texas eviction process rules, landlords must deliver a written notice before filing suit. For non-payment of rent, the required notice period is 3 days regardless of whether the tenant is a first-time or habitual delinquent. Lease violations and holdover tenancies also require a 3-day notice under Tex. Prop. Code § 24.005, while squatters and unauthorized occupants can be required to vacate with no notice period under the provisions added by SB-38. Uncontested cases typically resolve in 21 to 30 days; contested matters can run 45 to 90 days.

On Texas eviction costs, landlords should budget for court filing fees of $54 to $125, sheriff lockout fees of $50 to $175, and attorney fees ranging from $500 to $3,500 depending on case complexity. Texas imposes no just-cause requirement for eviction and state law preempts any local rent control ordinance under TX Local Gov Code § 214.902, so landlords operating in Reeves County face no local rent caps and no obligation to justify a non-renewal decision beyond providing the required notice.

With an average poverty rate of 19.6% and fewer than 3 in 10 residents renting, Reeves County's rental market is small and carries real tenant-side financial stress; the city-by-city scores in the grid above break down exactly where that pressure concentrates.