Neighborhood · Austin, TX

The Waters at Bluff Springs Eviction Risk: Lower

1 census tracts · pop 5,581 · pop-weighted Eviction Risk Score 3.8/10 · range 3.8–3.8

The Waters at Bluff Springs is a hispanic / latino neighborhood in Austin with 1 census tract and a population of 5,581 residents. The neighborhood's pop-weighted eviction-risk score of 3.8/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 55% of renters here pay at least 30% of household income on rent, and 20% are severely cost-burdened (≥50% of income). Average gross rent of $1,660/month sits 4% lower than the Austin citywide average ($1,729).

Risk score

3.8

Lower

1 tracts · population-weighted

The Waters at Bluff Springs vs Austin How this neighborhood stacks against the citywide average

% of income on rent

55.3% +90%

Austin: 29.1%

Average gross rent

$1,660 -4%

Austin: $1,729

Average HH income

$71,729 -22%

Austin: $91,461

Poverty rate

8.4% -32%

Austin: 12.3%

Renter share

60.6% +7%

Austin: 56.6%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across The Waters at Bluff Springs and the region

Click any tract to drill in · 1 tracts span score 3.8–3.8

Why The Waters at Bluff Springs scores 3.8

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 7.2–7.2 across tracts

7.2

Local political climate

Parent city governance · Range 8.5–8.5 across tracts

8.5

Rent control risk

55% of income on rent · Range 1.5–1.5 across tracts

1.5

Eviction process difficulty

State notice requirements & court backlog · Range 5.0–5.0 across tracts

5.0

Tenant organizing strength

61% renter households · Range 7.0–7.0 across tracts

7.0

Housing court bias

County bench composition · Range 4.5–4.5 across tracts

4.5

Economic stress

8.4% below poverty line · Range 2.1–2.1 across tracts

2.1

Supply constraint

Rent-to-FMR gap & zoning friction · Range 3.5–3.5 across tracts

3.5

Risk score comparison

The Waters at Bluff Springs vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in The Waters at Bluff Springs

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
48453002441	3.8	5,581	55%	$1,660

Social Vulnerability Index

CDC SVI percentile: 85

Pop-weighted across 1 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 74%ile

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

Household characteristics 84%ile

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

Racial/ethnic minority 83%ile

Hispanic + non-white share of population

Housing & transport 79%ile

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

Frequently asked

About The Waters at Bluff Springs

What is the eviction-risk score for The Waters at Bluff Springs?

The Waters at Bluff Springs scores 3.8/10 (Lower 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.

How does The Waters at Bluff Springs compare to Austin overall?

The Waters at Bluff Springs scores 0.9 points higher than Austin overall (2.9/10). Renters spend 55% of income on rent vs 29% citywide. Average rent: $1,660 vs $1,729.

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.

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.

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.

How safe is The Waters at Bluff Springs for landlords?

The Waters at Bluff Springs carries a lower-tier eviction-risk profile for landlords (3.8/10). 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 (2.9/10), this neighborhood is higher-risk.

What is the demographic breakdown of The Waters at Bluff Springs?

The Waters at Bluff Springs has 5,683 residents (Hispanic / Latino Neighborhood). Top groups: Hispanic / Latino (62.4%), White (non-Hispanic) (18.2%), Black (non-Hispanic) (12.8%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near The Waters at Bluff Springs

4.4 Little Texas 3 tracts · pop 12,207 3.7 Onion Creek Forest 2 tracts · pop 8,108 3.4 Yarrabee Bend 2 tracts · pop 4,838 3.3 South Bend 2 tracts · pop 12,434 3.8 Garrison Park 5 tracts · pop 22,756 3.4 Banister Heights 2 tracts · pop 5,156

Sibling neighborhoods

Other neighborhoods inside Austin

Same parent city, ranked by score similarity to The Waters at Bluff Springs.

3.8 Grandview Place 1 tracts · pop 6,016 3.8 Garrison Park 5 tracts · pop 22,756 3.8 The Triangle 2 tracts · pop 6,549 3.8 The Centrum 1 tracts · pop 2,838 3.7 Daffan Gin Park 2 tracts · pop 5,509 3.7 Windsor Park 3 tracts · pop 11,845

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