The Waters at Bluff Springs Eviction Risk: Moderate
1 census tracts · pop 5,581 · pop-weighted Eviction Risk Score 4.4/10
· range 4.4–4.4
The Waters at Bluff Springs is a one-tract neighborhood of Austin, TX, population 5,581. Scored across those inputs it reaches 4.4/10, placing it in the Moderate tier. Cost burden runs 55% against 29.1% citywide, putting The Waters at Bluff Springs 26.2% over its own city.
The clearest offset is rent-regulation exposure, at 1.5/10. 20% are severely burdened, paying half their income or more in rent. That cohort has no absorption capacity for an unexpected bill, and it is where non-payment filings originate. On the softer side is economic stress, at 2.1/10.
On the high side is tenant-organizing strength at 7/10. That places it #57 of 151 neighborhoods in Austin. The closest comparables inside the same city are The Centrum and The Triangle.
Social vulnerability runs high at 8.6/10, concentrating the disaster- and displacement-exposure this model treats as a lagging risk input. Average gross rent runs $1,660, close to the Austin average.
Annual rent works out to 28% of average household income of $71,729. 61% of occupied units are renter-occupied.
One tract means one number: 4.4/10 applies directly to any address inside the boundary. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.
Risk score
4.4
Moderate
1 tracts · population-weighted
The Waters at Bluff Springs vs AustinHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority83%ile
Hispanic + non-white share of population
Housing & transport79%ile
Multi-unit structures, mobile homes, crowding, no vehicle
Frequently asked
About The Waters at Bluff Springs
Q1
What is the eviction-risk score for The Waters at Bluff Springs?
The Waters at Bluff Springs scores 4.4/10 (Moderate tier) across 1 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.
Q2
How does The Waters at Bluff Springs compare to Austin overall?
The Waters at Bluff Springs scores 0.4 points higher than Austin overall (4/10). Renters spend 55% of income on rent vs 29% citywide. Average rent: $1,660 vs $1,729.
Q3
What is the average rent in The Waters at Bluff Springs?
Average gross rent in The Waters at Bluff Springs is $1,660/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 55% of renter households are cost-burdened.
Q4
What percentage of The Waters at Bluff Springs residents are renters?
61% of The Waters at Bluff Springs households are renter-occupied (vs 57% in Austin). The neighborhood has 5,581 residents.
Q5
Is The Waters at Bluff Springs a high social-vulnerability area?
The Waters at Bluff Springs sits in the 85th 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.
Q6
How safe is The Waters at Bluff Springs for landlords?
The Waters at Bluff Springs carries a moderate-tier eviction-risk profile for landlords (4.4/10). Pop-weighted across 1 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Austin as a whole (4/10), this neighborhood is higher-risk.
Q7
What is the demographic breakdown of The Waters at Bluff Springs?
The Waters at Bluff Springs has 5,683 residents. Top groups: Hispanic / Latino (62.4%), White (non-Hispanic) (18.2%), Black (non-Hispanic) (12.8%). Source: ACS 5-year 2023, table B03002.
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